We found 0 results. View results
Your search results

Red Maple New Homes Development In Collingwood

Posted by Sherry Rioux on March 30, 2015
55 Comments

red maple model (1280x960)Red Maple is a new home subdivision under development in Collingwood on the 10th Line, just north of Georgian Meadows and, across the street from the Blue Mountain Golf and Country Club. They officially opened their on-site sales office on March 22, 2015 and are beginning presales of homes on the 42 acre site. Upon completion, there will be about 278 housing units including 91 condo units in later phases.

SEE updates below

Red Maple is now selling the first phase which includes 81 units with prices for freehold townhomes starting in the high $200’s and climbing to the high $500’s for a large detached home. First occupancies are slated for October 2016.

site planThe site plan shows that townhomes are mixed into areas of detached homes which is more appealing to most than separating the two. The townhomes will range in size from 1086 sq ft to 1800 sq ft and include both bungalow and 2 storey designs with basements and garages. Detached homes are being offered on either 36 foot or 50 foot lots. The smaller lots feature home designs that range from 1179 sq ft bungalows to 2057 sq ft, 2 storey homes while homes on the larger 50 foot lots, range from 1470 sq ft to 3663 sq ft. Some of these premium, 50 foot lots back onto the trees and trail parkland between Red Maple and Georgian Meadows.

proximity to GM (1280x960)The project is being developed in a joint effort between Consar Developments owned by Tammy and Ken Michaud and, Shenzhen Hengyingyifeng Investment Group which manufactures steel frame building components. Although not mentioned in their marketing material to date, previous news articles suggest steel frame construction may be the basis for the Red Maple homes. The finishing schedule I viewed just says “light gauge steel frame or wood wall construction” so I guess the details are not finalized. From anything I have read online to date, steel frame construction has many benefits so I look forward to learning more about this. The actual builder of the homes will be Alliance Homes who interestingly, have not yet put the Red Maple development on their website for some reason. A search on the TARION website shows 315 possessions and just one chargeable conciliation.

model lr2There are many things I like about this project. The Craftsman designs are attractive with steep roof pitches, covered porches and columns. They feel like Collingwood as opposed to GTA North. The views from the site are to the west and to the escarpment right over the golf course so not easily blocked and, the site backs onto the trail system. Inside, 9’ ceilings are standard on the main floor and most of the lay-outs are intelligent. As usual, the best features are all upgrades at extra cost and the model home is highly upgraded as viewed.

model kitchenThe challenges I see are that there is no well defined playground on the site plan and, the site is just south of industrial lands.  I suspect these issues will be addressed over time as the developers hear those concerns raised.

The model home is well done and shows attention to detail as one would expect. Hopefully this will carry over into all of the homes they build. My guess is that the freehold townhomes will prove to be quite popular but the long wait for occupancies will make it challenging to sell these homes to end users.  If the economy holds and the quality is evident, then this subdivision should do well over time.

UPDATE JUNE 7, 2016

Although they advertise the first phase as being sold out and, although the model home remains open, weeds have been growing up around the foundations and construction activity on the site has been limited.  I notice that in March of this year, the developer applied for an extension of the DRAFT subdivision approval for 3 years into 2019 and a call to the planning department has confirmed that they have not submitted an application to date to register the plan. In other words, we won’t see a shovel in the ground tomorrow.  One of the issues holding things up is that they require water capacity as do other new subdivisions in the area and a new reservoir is required.  The town is working on this but there is no update at this time on when that may be completed. Rumours abound about this project but they are just that – rumours at this time.

UPDATE APRIL, 2017

There is still no further construction on the site and all initial occupancy dates have been missed.

UPDATE MARCH 27, 2018

As you can see by the comments below, there seems to be quite a bit of concern and a vacuum of information about the development for buyers who have placed deposits.  I have to state that I have no info other than what I have posted on this blog and, I am not qualified to provide legal advice for your specific questions.  I did check in with the planning department today to see the status of the development and there seems to be some news.  The developer has filed an application with the Town to go from draft approval to registration of the plan of subdivision, and this application is undergoing the Town’s review process. So it appears they are continuing to move forward.

UPDATE MAY, 2018

Please note that comments have now been turned off on this thread.

UPDATE JANUARY, 2019

This article explains the latest request for an extension.

55 thoughts on “Red Maple New Homes Development In Collingwood

  • maryanne
    on January 26, 2016

    Hi there, I am looking at options for new home developments in Collingwood area. I heard about one going up near Brophy’s Lane. I look forward to any info regarding that.
    Mary Anne

  • Marg
    on January 26, 2016

    That particular proposal is not ready to go forward at this time. Thanks for reading the blog Mary Anne.

  • Ruth
    on June 12, 2016

    Hello. Your blog has been very helpful. We saw the advertisement while driving into Collingwood. We went by the site, but no one was at the sales office. Long story short. After calling, emailing and dropping by several times we are getting frustrated. No one returns a phone call or answers an email. We are very interested in purchasing but it seems like we hit a brick wall.

  • Marg
    on June 13, 2016

    Thanks for that insight Ruth. You may wish to consider other options in the Collingwood area if you are ready to buy now.

  • on June 19, 2016

    Hello Marg,

    If you are out driving around this weekend, stop by our model home and see the freshly landscaped yard. Alliance Homes apologizes for not having Red Maple on the website. It will be up on the website by late Monday afternoon.

  • Marg
    on June 19, 2016

    Hi Kelsie and thanks for posting. People are interested to learn more about what the status is of Red maple as there was clearly some delay. Can you provide my readers with an update?

  • Connor
    on June 19, 2016

    Hi marg , I would love to speak on and about Red Maple.Though most of the negative facts you have stated regarding the delay of the project are incorrect.

  • Marg
    on June 19, 2016

    Thanks and please do clarify. The update I gave regarding the delay came directly from the planning department as I confirm everything before I post. If there are errors, I would love to hear what they are so we are providing correct information to the readers. Of course those would be verified as well. Thanks for commenting and again, we’d love to hear more.

  • Connor
    on June 21, 2016

    Feel Free to Drop into our Model house , as our new summers are Saturday – Tuesday (11-5) , as this should be able to clear up any misuderstading of delays.

  • Marg
    on June 21, 2016

    Hi Connor and thanks for your advert but based on the enquiries I get, I think some people would appreciate having the facts before deciding if they wish to drop in. Can you please clarify what information in my update was a misunderstanding? When will first occupancies be available? What is the correct status of the servicing? Thanks again for providing additional information.

  • Nathan
    on August 9, 2016

    Now they open the phase 2 . how is the price different from phase 1.

  • Marg
    on August 10, 2016

    I don’t know the answer to that Nathan. Perhaps one of the developers can answer that as they read this blog. Phase 1 has not proceeded as yet.

  • Tara
    on September 2, 2016

    Hi Marg,

    Thanks for sharing your info; your blog is quite helpful!

    My husband and I visited Red Maple last week and no construction was underway despite what their website is currently suggesting. Do you have an update to share?

    Don’t you think the project is behind given that the first occupancy dates seem to be in summer 2017 (almost a year from now)?

    It seems nothing’s been done yet and we are not sure if its a worthwhile project to look into?

    Thanks,
    Tara

  • Marg
    on September 2, 2016

    Hi Tara. I don’t have any additional info beyond what is already published here on the blog which I obtained directly from the planning department. I too have noticed the sales office seems to be closed so really don’t know what is happening there and nobody has reported an update. I wish we knew as a number of people are asking. Thanks for reading the blog.

  • Ali
    on March 23, 2017

    Hi Marg,

    Any update on Red Maple. Apparently, they stil have some u it’s available and we may be interested.
    Let us know please.

    Thanks
    Ali

  • Marg
    on March 23, 2017

    Hi Ali
    I don’t have an update as there doesn’t appear to be one. Rumours abound and some initial buyers already know their planned occupancy dates will not be happening. My best advice to you is to have a lawyer review any agreement and the situation for you before proceeding if you are unrepresented.

  • Tara
    on June 7, 2017

    Hi Marg,

    My husband and I got frustrated for the delay at Red Maple and googled a bit and found out that Red Maple’s developer, Ken Michaud, was convicted for real estate fraud back in 2004 which came to us as a shocking surprise. Did anyone in the market like real estate agents know anything about this? What about the City? How did the City approve him without background check?

    We have sought some consultation and have heard that there are similar issues going on at Red Maple now and Michaud has sold some lots to multiple purchasers! Is this true?

    We are quite concerned and any help would be appreciated.

    Thanks,
    Tara

  • Marg
    on June 7, 2017

    Hi Tara. We’re hearing many such stories and it’s so disappointing.The developers did not use Realtors for the project. As far as the town goes, they can’t turn down a development based on the history of the developer if they meet all of the conditions for subdivision approval. I wonder how many buyers did a check on their own or had their lawyers do so as surely someone would have found the same articles you now refer to. I’ve heard that new principals may now be involved but again, since we as REALTORS are not involved with the project, I don’t have any concrete info to assist you. You may wish to contact the Town planning department to see if they are aware of any change in ownership. Good luck Tara and please keep us posted on the blog if you learn anything new.

  • Randy
    on June 13, 2017

    I understand that Red Maple has not begun construction of phase one yet. Very unusual. I have my concerns and have had concerns about fraud being in the works by this company. Using when selling phase 4, phase 1, 2 and 3 are already in progress. It’s also very unusual that nobody replies to your email’s and phone calls. We did purchase a home and they are looking for a substantial amount of money over 120 day period with nothing to show for it. Any updates you receive as time goes on are very much appreciated. I don’t want to loose my money.

  • Marg
    on June 15, 2017

    Thank you Randy for sharing your experience. We too are having a hard time getting any up to date information so it is helpful when people like you share. Thanks.

  • Randy
    on June 19, 2017

    Hi Marg,

    I just had to share with you and your readers as well as potential buyers at Red Maple. The first thing I would like to tell you is that i am an experienced fraud investigator with many years of experience. I too allowed my wife to get drawn in to Red Maple along with another couple. sadly, it wasn’t until after we put in the offer to purchase that I started wondering and researching Red Maple and it’s developer more thoroughly. As such, I drew up a list of concerns and emailed the sales office (as that’s the only email address available), and asked to receive clarification on a number of concerns. The first being that a reputable company trying to sell homes usually answers their phone calls and emails, not only on weekends. Here are the concerns i asked to discuss with them:
    The model suite has been open since 2015. They’ve taken large deposits from people but no construction has begun.
    Phase 1 hasn’t yet been started
    The sales Rep on site has no business cards
    I have asked several weeks in a row for a printout of the floor plan and keep getting told it’s with the printer.
    The sales Rep told us they just finished a project in London, Ontario. I wasn’t able to find anything on the computer.
    We signed the sales contract and were not given a copy. We were told the builder would sign it and they would email it to me. I never received it.
    The developer Ken Michaud, has been convicted of fraud in the past.
    In March 2016 he applied for an extention of the draft (from your research) but I understand the Planning Department had no record of that.
    I stated in my email, our dream is to retire in collingwood and we were interested, but we needed some clarification before we could move forward. As such, I pulled our deposit money from the bank until that time. Almost one week from the date of my email asking to discuss our concerns, I received a reply directly from Mr. Michaud, stating that I was very insulting and that we could all take our business elsewhere. Clearly he was concerned about my questions and perhaps didn’t want me delving further into the development. I will not suggest that this development is a scam, but to those that have bought or are thinking of buying, do your own research and make an informed decision first. Thanks Marg. We will be calling you in a couple more years when we are ready to make our move.

    Randy

  • Marg
    on June 19, 2017

    Thank you for this! I’m sure others reading or researching will find it helpful. From the official standpoint, the land has DRAFT plan approval for a subdivision but to date, no application has been made to the town to REGISTER a final plan of subdivision. There is also the question of the water reservoir which must be paid for and will require the parties who will benefit from it to come together and pay the costs before development can occur. It’s so sad to see all the many buyers affected by this. Thanks again Randy and I look forward to meeting one day.

  • Renee
    on November 13, 2017

    Hi Marg,

    Do you have any updates for this site? They sent out an email around July 2017 about “we are pleased to inform you that earthworks have commenced, with
    great progress being made daily. The Town design and tendering for water works is well underway with an anticipated start date of fall of 2017” and posted some pictures on Facebook about Constraction is underway and they are full speed ahead. not sure it’s true or not. can not check it and it’s far away from toronto. if you have any updates, please post here. Thank you!!!

  • Marg
    on November 24, 2017

    Hi Renee. Thank YOU for your interesting update. According to the Town planner, the land has draft plan approval for a subdivision however no application has been received to date by the Town of Collingwood to take it from draft approval to a full plan of subdivision registration. The current draft plan status expires on March 25, 2019. So really, nothing has changed or progressed on that basis.

  • Mike
    on December 11, 2017

    Hello Everyone ,

    I am planning to buy a home with Red Maple, Collingwood. While performing some research, I came to this page. Very interesting discussion. Thanks everyone for sharing their views.

    I also visit http://www.alliancehomes.ca website and found this updated article there.
    http://www.alliancehomes.ca/site/wp-content/uploads/2017/11/Red-Maple-Development-Update-NOV.-28-2017.pdf

    It is clearly stated that they are going to deliver the site. But I am still confused.

    Any advice will be appreciated.

  • Marg
    on December 12, 2017

    Hi Mike and thanks for your comment. The info I’ve posted on the blog is the most recent info I have from the Town this year. I can appreciate that it is confusing and I would suggest you discuss the situation with your lawyer if you have discomfort. At this point, the development is not approved and permits have not been put in place. It is way behind the original schedule but perhaps that will change in 2018. Good luck!

  • Mike
    on December 13, 2017

    Hello Marg,
    When did you get this info from Town? In Which Month?

    Thanks
    Mike

  • Marg
    on December 14, 2017

    It was from the town of Collingwood last month. You can call the planning department I’m sure if you want to see if anything has changed.

  • fatima
    on March 14, 2018

    am also in a stress purchased townhouse there and googled found news that this real state is fraud any idea its a genuine or fraud?

  • Marg
    on March 15, 2018

    Sorry Fatima but I don’t have any other information beyond what is reported so far. You are best to speak to your lawyer with any further questions or, speak to the Town of collingwood planning department for updates.

  • Fatima
    on March 22, 2018

    hi did you get any update from the builder. im worried now every agent of that area saying its a fraud. please do let me know

  • fatima
    on March 22, 2018

    hi did you get any update from the builder. im worried now every agent of that area saying its a fraud. please do let me know

  • ruma
    on March 24, 2018

    hi this is really fraud tgey are making us fool. why not people coming out and complain to Town of Collingwood and other mp of that area. i called and emailed developer about updates but their office is close. i messaged them on facebook but getting no reply. thry are really making us fool and im worried about my money. they took 60,000 deposit. please we should take action.

  • Tara
    on April 12, 2018

    Hi Marg,

    This is Tara. I contacted you last year (noted above) about my concerns surrounding Red Maple and Ken Michaud specifically who was convicted for fraud in real estate back in 2004 in Barrie.

    I was concerned about my property given the rumors in the City that Ken Michaud and his wife Tammy may have sold some lots to multiple purchasers.

    I even contacted Tarion and they said that it was illegal for a builder or developer to initiate sales without having acquired permit from the City of Collingwood and subsequently an official enrollment number from Tarion.

    They also said that there was no enrollment number issued for Alliance Big Bay, an affiliate to Alliance Homes, for Red Maple and any such sales would have been illegal that could be subject to significant fines and imprisonment of the developer and the builder.

    They referred me back to the City to inquire on the status of the project, and I was informed by the City that Red Maple has no approved plan, and all was filed was a draft approval that was extended to March 19 in which there were 60 requirements to meet failure of which would mean that no approval would be issued and if so, then all buyers have bought nothing as no official severance has been made and all lots would be nothing but some draft of art! Art of fraud!

    As you know, as of today, nothing has been done and the letter that Aliance posted on their website on November 27 2017 contains phone and fax numbers that are not in service, and the sales office is closed and Ken Michaud does not answer his phone, nor does he reply to emails.

    By the way, the letter posted by Alliance was after some investigation that OPP did on the project and my understanding is that Ken Michaud did a number of mortgage transfers on the land and ultimately transferred the land from Consar Development Inc to the new company Consar-RedMaple Investment and may have fraudulently received $6,240,000 in load on the land. So if the project turns to be fraud, then most buyers would end up with having lost their entire money and deposits!

    As for my lot, I have been formally notified that Ken Michaud has re-sold my property to another purchaser and we have been defrauded.

    I am not sure how many families may have been victims of such fraud, but as for one, we are a victim and already in initial steps of litigation.

    Had we known Ken Michaud’s past, we would have never invested in this project in hopes to buy a house.

    Just felt responsible to keep public posted about this project particularly those who have already invested in it.

    By the way, Tarion insures the deposits up to $40,000 for detached houses, and people could file a claim with Tarion. Also, buyer is entitled to a penalty of $7,500 if the occupancy is delayed more than 8 months as per the Tarion, and the builder, Alliance, should notify each buyer 120 days prior to occupancy if the builder can not make it on time, and the builder has the opportunity to delay two times for a total of 8 months after which the buyer would be entitled to $7,500 in penalty.

    As least people specially those whose occupancy date was in summer 2017 can contact Tarion and file a claim for the penalty of $7,500 and at the same time report the illegal sale that took place without permit and enrollment number.

    I shared as much as I know, and would appreciate if you could keep me posted about anything that you may have heard.

    Thanks for your blog and all your help these to date!

    Tara

  • Marg
    on April 13, 2018

    Thanks for sharing that detailed update Tara. I do have to say to readers that I can neither confirm or deny anything Tara has said here in her comment as there are some pretty serious allegations and statements. Readers should verify for themselves as needed. Thanks Tara for bringing us up-to-date on your research and experience.

  • Donna
    on April 22, 2018

    Hi Tara, my husband and I purchased a home in Red Maple 3 years ago and were due to move in 2016.

    The developer has sold or some such transaction to the builder. So, the builder is now also the developer. Unless you know more than I, all of our homes have not been resold but the land has transferred hands.

    By now you should have received the same letter we did from Alliance advising of the path forward and that there would be another adjustment in closing dates. We did also receive a letter too long ago about the 7500 credit re the Tarrion warranty.

    Tara, can you please provide more information about the OPP investigation? Any other information you have received from your lawyer would be appreciated too.

    Marg, many thanks for maintaining this thread. Sadly, until now, your blog has been just about the only source of communication. Many thanks.

  • Tara
    on April 27, 2018

    Hi Donna,

    Thanks for sharing your story with me and others, and the info provided.

    That said, there are a number of things that I did not know, and a few things that seem inaccurate to me, and I will quickly address them below:

    1. We purchased our house in 2015 and the occupancy date was supposed to be in 2017, almost a year ago.

    2. We never received any letter from Alliance (the Builder) about the transaction you are referring to suggesting that the Builder became the Developer at any point. If you are referring to the letter posted on Alliance website dated Nov 27, it simply does not make any such suggestion. In fact, it explicitly distinguishes the Builder from the Developer.

    3. The only thing in that letter that sounded strange was that the Developer’s/Owner’s company name changed from Consar Development (Collingwood) Inc (according to the Town of Collingwood) to Consar-Redmaple Investment Ltd.

    This transaction seems unusual but must have been done by Ken Michaud to be able to acquire a big mortgage on the land for $6,240,000 back in Dec 2016.

    You or your lawyer can simply verify this by doing a title search which is what I suggested in my previous post.

    Keep in mind that this transaction is just a name change and in no ways transferred the ownership from the Developer to the Builder as the new company is still owned by Ken Michaud and his wife Tammy Michaud.

    Also, this seems to have been the 3rd time that they made such a transaction. Original company name was Consar Management, then transferred to Consar Development (Collingwood) Inc, and as of now Consar-Redmaple Investment Ltd, and all owned by Ken Michaud and his wife Tammy Michaud.

    4. As of now, Ken Michaud seems to have received another mortgage on the land for $1,700,000 back in Dec 2017.

    So total mortgage on the land is $7,940,000 while neither the Developer nor the Builder had an approved plan back in 2015 that they started the sale, and they do not yet have such approved plan as of today, and all sales were illegal from the legal standpoint and confirmed by Tarion.

    Basically, we have bought a lot that is only on a piece of paper, and the Town of Collingwood does not recognize them as no approved plan even exists!

    5. The fraud that I referred to and resale of our property has nothing to do with the transfer of ownership that you mentioned.

    Ken Michaud and his wife re-sold our house to another purchaser, and as of now, our lot is owned by two separate people of course our agreement took place a year prior to the resale.

    I am not sure if there has been more fraudulent transactions like this, and can not speculate or comment on it. And OPP confirmed the fraud in our case, and I can not disclose more info due to the confidentiality and the fact that we are in the beginning of a litigation against the parties involved.

    I have heard from some other sources in Collingwood that the Developer seems to be dealing with other legal issues, but I can not confirm or disclose the details.

    6. We never received any letter from Alliance regarding the $7,500 from Tarion, and your comment comes to me as a surprise saying that Alliance sent you such a letter.

    It would be great if others who read these posts share with us as to whether they received such a letter.

    7. And last point is with respect to the adjustment of the occupancy date which can not happen unless a purchaser agrees to. Otherwise, the original date and Tarion forms stand in effect while the Builder may fail to deliver and would incur the $7,500 as per Tarion, although some purchasers might incur further damages and may wish to seek damages through litigation.

    8. It would be great if you could share your letters from Alliance with me and others, of course after blacking out your personal and confidential information.

    All above said, I strongly recommend to everyone to do some title search to see the recent transactions and the loans on the land that Michaud has received.

    Hope this helps and I’d appreciate if you keep sharing any info you may obtain so that everyone would stay posted.

    Tara

  • Leo
    on April 27, 2018

    Good day I have bought a unit in this development. I we need to come together and see if are units have been sold multiple times. We need to start a list and come together to get ready if this is a scam. Thoughts anyone I am waiting back to hear from the city about this development.

  • Marg
    on April 27, 2018

    Thank you to everyone who is posting and I will leave this thread online so you can communicate with one another for now. I do want to make it clear to readers though that I can neither confirm or refute anything said here. I never sold any homes in that development and other than conversations from time to time with the planning department as reported on this blog, I have no first-hand knowledge related to the things being discussed in the comments. It’s really important that buyers do their own due diligence with their lawyers or representatives to learn facts as they apply to their own transactions.

  • Leo
    on April 28, 2018

    Everyone should look to see if they have a tarion schedule. Attached to the offer with dates. I know I don’t. My lawyer is looking into it.

  • Leo
    on April 28, 2018

    Sorry I do have tarion just making sure it is all in order.

  • shahriq
    on May 1, 2018

    why people are not coming out together and complain. it is clear that the builder is fraud. we should come out so that next time they think before making fool

  • Marg
    on May 2, 2018

    I don’t know that there is any evidence to support your view however, it would b e good for people to connect to share what they know.

  • on May 3, 2018

    They have now written to the buyers to delay the closing dates, offering the return the deposits if the buyers so wish.

    Have any of you received the notice and if so what are the decisions? Would like to know what the general feeling is?

  • Tara
    on May 3, 2018

    Hi Brian,

    Thanks for sharing about the letter the builder seems to have sent you.

    We have not received anything, although our case may be different given the litigation we are involved against the builder and developer.

    I just contacted my friend who also bought a house in Red Maple, and they have not received such a letter.

    I am not sure what the letter you have received is suggesting, but I assume it is the typical letter that the builder is required to send to the purchasers based on the dates stated on the Tarion forms.

    As you may know, the first closing date can be delayed by 120 days, but the builder is required to send a notice to the purchaser no later than 90 days before the closing date.

    Then the second closing date can be also delayed by 120 days, and the builder is required to notify the purchasers no later than 90 days before the second closing date.

    Then the closing date becomes “firm” closing date which is now 8 months after the original closing date. This is when a purchaser becomes eligible for the $7,500 compensation.

    Normally and based on the Tarion form, after 365 days delay, the purchaser would be entitled to get out of the contract, if he/she chooses so.

    It is quite strange for a builder to propose or agree to early withdrawal of the contract by a purchaser and to return the deposits, unless the builder is either in deep problem knowing that he could not deliver the project and is trying to get off the hook,

    or the builder has realized that the prices have raised in the neighborhood and is trying to return the deposit in order to re-sell the same property at a higher price and take the equity that belongs to the original purchaser.

    If I were you, I would not agree to take my deposits back and would hold on specially given the builder’s letter dated Nov 27 2017 in which promised to start pre-construction in spring-summer 2018.

    Hope this helps and please keep sharing updates so that everyone remains posted.

    Tara

  • Marg
    on May 16, 2018

    Update:
    I had a friendly call yesterday from Catherine at Alliance Homes to give me an update on the development. She stated that Alliance Homes is now acting in the capacity of developer and builder and, that the original principals of Consar Development, the Michauds, are no longer involved in any capacity. She said they are in good standing with TARION and that there is no litigation pending as stated by some posters to this blog. Catherine said that the water services and re-routing of the Black Ash Creek need to be completed and at this time, they are anticipating a change in phasing with the first closings likely to be in 2021. So, it seems this project is now a few years away.

  • Tara
    on May 23, 2018

    Hello Marg,

    Thank you for your post and the update. I’d like to address a few comments made by Katherine from Alliance as they do not quite match with the facts, nor are they relevant, let alone keeping the purchasers in the dark despite the unreasonable delay in initiating the construction or even completing the servicing and building the water reservoir.

    1. Katherine says that Alliance is now both developer and the builder. As much as this comment sounds inaccurate given Alliance’s letter dated Nov 28 on its website, it does not help the situation anyways.

    First off, the documents suggest otherwise indicating the Michaud family are still the developer. That said and assuming Katherine’s comment is accurate, the fact is that Ken and Tammy Michaud are the “owners” of the land and subdivision as per the title search, and as everyone knows, it is the owner who finances the project, not the developer or the builder.

    So if Alliance has now entered into another agreement with Michaud family to act as their developer as well as being the builder, Alliance is still the agent, and the principal still is Michaud family as the owner of the land.

    So all decisions come from Michaud family, particularly financing the project, and all the delays to date owes to the fact that Ken Michaud lacks sufficient fund to finance the project.

    He was relying on another project in Midland that was supposed to be done simultaneously and he was hoping to shift funds between Red Maple and Midland to be able to build them both. However, in April 2017 and after years that people of Midland demanded the City, the City cut its relationship with Ken Michaud which tied his hands and he has no money to start the project despite having received almost 8 millions mortgage on the land that now belongs to the purchasers!

    2. Katherine’s comment that Michauds are not involved in any capacity is absurd given my comment earlier and the fact that they own the land and they are supposed to the finance the land.

    The only way that Michaud family would not be involved would be to have sold the land. If so, then Alliance would have been obligated to notify the purchasers as per the agreements of purchaser and sale.

    Needless to say that Alliance has not communicated with the purchasers to let them know what they shared with you on the phone which is strange. Most likely, they would not like to put something inaccurate in writing!

    3. I also wonder as to why Alliance has not sent the purchasers any correspondence to keep them posted about the changes that may have taken place, and their plan going forward, but they have chosen to call you to somehow address purchasers’ concerns indirectly?

    4. Katherine’s comment on Tarion is also inaccurate. I have pasted the link to Tarion that shows Alliance’s projects that are currently registered:

    https://www.tarion.com/ontariobuilderdirectory/builder/profile/38906

    As you can see, Alliance has not registered Red Maple given that no such registration could have been approved. In order for a project to be approved by Tarion, a City permit is required. For the permit, the City needs a draft plan to be approved first.

    As of now, the Town of Collingwood has not approved the draft plan given that the 60 criteria to be met by the developer has not been met including building the water reservoir. Also, the original draft plan was good from 2013 to 2016. Then Ken Michaud extended it for another 3 years and it will be expired in March 2019. So the existing draft plan will be expired in less than 10 months if the developer (now being Alliance as per Katherine) fails to meet the 60 requirements including the water reservoir.

    5. The link to Tarion that I pasted above is based on Alliance. People could search “Alliance Big Bay” that is an affiliate to Alliance as per their agreements of purchase and sale. If you search Alliance Big Bay, you find “nothing”.

    As per Tarion and the law, it is illegal to have sales on a project prior to acquiring permit from the appropriate city and formal registration and enrollment number from Tarion. I believe I mentioned this in my previous posts and such violation could put the builder subject fine and imprisonment as per Tarion’s website.

    6. If Alliance is the developer and if Michaud family are not involved, then what is it that Alliance waiting for today? How come Alliance is not starting to build the water reservoir or completing the servicing the land?

    I believe what people are concerned about here is the delay to date and where this project heading, and it is quite disturbing that Katherine and Alliance fail to address the real issue being the construction of the project, the reasons for the delay to date, and their plan going forward? Instead, they just provide some comment to deny the actual facts.

    7. The other disturbing issue is Alliance’s failure to communicate with the purchasers to keep them posted which has concerned quite many families including the ones that are monitoring your blog.

    What about those purchasers who are as concerned as us, but have not found your blog? You can imagine how disturbing this situation may be for them given that the phone numbers shown on the Alliance’s letter on November 28 (on Alliance’s website) are NOT in service!

    The phone numbers that Ken Michaud provided on that letter including the fax numbers are not in service! Why? Isn’t it because Michaud family is hiding and Alliance is somehow shielding them?
    That is why Red Maple website was recently updated and the previous contact info was removed.

    Quite honestly, my impression is that Michaud family would rather delay the project to make some purchasers walk away from their deals so that they would re-sell it at today’s price, and as you are aware, the average price in Collingwood has risen significantly in the last 2 years.

    Thanks again for taking the time to keep up up-to-date, it means a lot!

    Tara

  • on May 24, 2018

    Hi Tara,

    Thank you for taking the time to post your opinions on this project thus far. I would like to update you on a few things that you seem to be out of date with.

    First off, the Michaud family is NOT the developer or the owner of the lands for this project. The Michauds were part of an ownership group with various parties, and they are no longer involved with this project at all as of late 2017. Additionally, your comment that the project is financed by the Michauds is erroneous and completely inaccurate.

    Alliance Homes has been directly hired by the developers to act on their behalf to proceed with the water resevoir issues that are currently ongoing with the town. The ONLY delay in the project lies in the water resevoir and this could extend the project, however, under no circumstance is it accurate that the project is not going to be completed or that buyers are being pushed out intentionally. Alliance Homes has very diligently and successfully reached out to all active buyers to advice them of the delay and the new delayed closing dates for each lot. It is entirely up to each buyer should they wish to wait for the delayed closings or should they wish to terminate and get their refunds back. If you, or anyone you know, have not received updates, it is because your lots are no longer active and there is no reason to receive an update. Amendments have been send out as of beginning to end of April as required. Alliance Homes as the builder, and active representer of the developer, is following all provisions as legally outlined by Tarion.

    The myredmaple.ca website has been updated to reflect the most up to date contact information for buyers. The Red Maple sales office is shut down, therefore, leaving the sales office numbers on the website would not allow for people to reach a representative. The new information is that of Alliance Homes, who again, is the main contact for all inquiries and matters relating to this project.

    Lastly, your impressions are your own and not factual. Should you wish to receive actually accurate information, please feel free to reach out to the contact information listed on the website and someone would love to answer your questions and update you correctly.

    Thank you.

  • on May 24, 2018

    Additionally, Tara, I would like to clarify that we have reviewed all our records in regards to litigation against parties currently involved in this project, and unless your lawsuit is against one of the Michauds, or their company, there is no active litigation towards the Red Maple project or anyone who is actively involved.

  • Tara
    on May 24, 2018

    Hello RedMaple,

    It is good to hear from someone at Red Maple such months of having my and some friends’ emails ignored.

    While I find your comments informative and we will certainly rely on them going forward, I would like to address them below:

    1. As for my case and litigation, I can not disclose the details publicly specially the parties involved, but the parties involved including Red Maple should be aware of it already, although it is at the early stage.

    As for other litigations that I have heard of and there are rumors in the Town, I believe there are other parties aside from Michaud family involved. It is not for me to speak about it though.

    More importantly, it is quite irrelevant to the most concerning issue to all who have posts on this blog. The main issue is the delay and whether the project will be initiated any time soon, so I’d rather discuss that rather than my personal case.

    2. As for the Tarion, you failed to address my comment and the fact that the project was never registered with Tarion, nor it is registered now.

    It would be great if you could clarify this?

    3. You mentioned that Michaud family is no longer involved in this project, specifically since late 2017. Could you clarify if they sold or transferred their ownership? And if so, when and to who?

    To be clear, would you please clarify who or what entity is currently the owner of the land and subdivision? I assume your response will match the title search.

    4. You mentioned that Alliance is the developer. As I mentioned in my yesterday’s comment, it may be the case. However, it would not make Alliance the owner of the land and subdivision.

    Whether Michaud family is the owner (which is my impression based on title search) or a new owner is now in charge, my comment was simply that it would be the owner who would finance the construction, not Alliance as the developer.

    So whatever I mentioned about the Michaud in terms of lack of fund or … applies to the existing owner as well, be it Michaud or whoever it may be that you chose not to disclose.

    Alliance is a developer and therefore an agent to the owner, and would not build the project unless and until it is funded by the owner. This is what I mentioned and your comment did not really address this.

    5. Alliance and Red Maple were obligated under the agreement of purchase and sale to notify all purchasers about the change of ownership AND developer, but no such communication was ever made.

    We, as for one family, never received such correspondence. And your comment today failed to address this as to why no such formal communication was ever made?

    6. Alliance and Red Maple were required to notify all purchasers about the delay and the new timeline, and your comment seems to be suggesting that a letter of this nature was sent out to purchasers in April.

    We, as for one family, never received such a letter. Our friends (2 families) have not received such a letter either?

    7. Your comment seems to be suggesting that only those with ACTIVE lot received such a letter. I am not sure what you mean by active lot, but the two families that we know have active lots and never received such a letter.

    8. While your comment seems to be suggesting that Alliance is working on the water reservoir, but no construction is taking place at this point and the site is shut down.

    I was hoping to receive a comment as to why, but your comment did not address this.

    Would you please let us know when the construction of the water reservoir will be initiated? And completing the servicing the land?

    Would you also advise the tentative plan and time line of the construction and the potential occupancy date?

    Would you advise the reasons for the delay to date, and whether the tentative time line (that I am asking for) is any reliable?

    Is there any chance that 2021 will be further delayed? And what may cause such delays?

    9. Your comments failed to address as to why the draft plan has not been approved by the City yet?

    Also, is Alliance as the current developer is hoping to have the draft plan approved before the deadline of March 2019?

    10. I am not sure what you meant by amendments having been sent out. If you mean amendment to the agreements of the purchase and sale, then an amendment ought to be agreed upon mutually, and I am wondering if Alliance is offering an incentive to buyers to agree to the delayed occupancy given that each buyer is entitled to at least $7,500 compensation by Tarion?

    And of course, we and the two families never received such an amendment or letter from Alliance?

    11. I also wonder if you, from Red Maple, are monitoring this website and make comments in response, wouldn’t it better to keep at least one phone line in service to answer people’s inquiries rather than keeping everyone up in the air for months? I also wonder as to why Alliance never responded to the posts, and the comment came from Red Maple.

    Obviously, there are staff like you who still work at Red Maple. Would you please introduce yourself so that we can reach you directly?

    By the way, the phone numbers on the headline of the letter dated Nov 28 were out of service as early as Dec 2 that I tried them!

    12. You mentioned that Alliance has been hired by the developers to complete the water reservoir. Would you please let us know who the developers are to date?

    Thank you for taking the time and hope we will have your response to my questions.

    Tara

  • Tara
    on May 24, 2018

    Hello RedMaple,

    It is good to hear from someone at Red Maple after months of having my and some friends’ emails ignored.

    While I find your comments informative and we will certainly rely on them going forward, I would like to address them below:

    1. As for my case and litigation, I can not disclose the details publicly specially the parties involved, but the parties involved including Red Maple should be aware of it already, although it is at the early stage.

    As for other litigations that I have heard of and there are rumors in the Town, I believe there are other parties aside from Michaud family involved. It is not for me to speak about it though.

    More importantly, it is quite irrelevant to the most concerning issue to all who have posts on this blog. The main issue is the delay and whether the project will be initiated any time soon, so I’d rather discuss that rather than my personal case.

    2. As for the Tarion, you failed to address my comment and the fact that the project was never registered with Tarion, nor it is registered now.

    It would be great if you could clarify this?

    3. You mentioned that Michaud family is no longer involved in this project, specifically since late 2017. Could you clarify if they sold or transferred their ownership? And if so, when and to who?

    To be clear, would you please clarify who or what entity is currently the owner of the land and subdivision? I assume your response will match the title search.

    4. You mentioned that Alliance is the developer. As I mentioned in my yesterday’s comment, it may be the case. However, it would not make Alliance the owner of the land and subdivision.

    Whether Michaud family is the owner (which is my impression based on title search) or a new owner is now in charge, my comment yesterday was simply that it would be the owner who would finance the construction, not Alliance as the developer.

    So whatever I mentioned about the Michaud family in terms of lack of fund or … applies to the existing owner as well, be it Michaud family or whoever it may be that you chose not to disclose.

    Alliance is a developer and therefore an agent to the owner, and would not build the project unless and until it is funded by the owner. This is what I mentioned and your comment did not really address this.

    5. Alliance and Red Maple were obligated under the agreement of purchase and sale to notify all purchasers about the change of ownership AND developer, but no such communication was ever made.

    We, as for one family, never received such correspondence. And your comment today failed to address this as to why no such formal communication was ever made?

    6. Alliance and Red Maple were required to notify all purchasers about the delay and the new timeline, and your comment seems to be suggesting that a letter of this nature was sent out to purchasers in April.

    We, as for one family, never received such a letter. Our friends (2 families) have not received such a letter either?

    7. Your comment seems to be suggesting that only those with ACTIVE lot received such a letter. I am not sure what you mean by active lot, but the two families that we know have active lots as well and never received such a letter.

    8. While your comment seems to be suggesting that Alliance is working on the water reservoir, but no construction is taking place at this point and the site is shut down.

    I was hoping to receive a comment as to why, but your comment did not address this.

    Would you please let us know when the construction of the water reservoir will be initiated? And completing the servicing of the land?

    Would you also advise the tentative plan and time line of the construction and the potential occupancy date?

    Would you advise the reasons for the delay to date, and whether the tentative time line (that I am asking for) is any reliable?

    Is there any chance that 2021 will be further delayed? And what may cause such delays?

    9. Your comments failed to address as to why the draft plan has not been approved by the City yet?

    Also, is Alliance as the current developer hoping to have the draft plan approved before the deadline of March 2019?

    10. I am not sure what you meant by amendments having been sent out. If you mean amendment to the agreements of the purchase and sale, then an amendment ought to be agreed upon mutually, and I am wondering if Alliance is offering an incentive to buyers to agree to the delayed occupancy given that each buyer is entitled to at least $7,500 compensation by Tarion?

    And of course, we and the two families never received such an amendment or letter from Alliance?

    11. I also wonder if you, from Red Maple, are monitoring this website and make comments in response, wouldn’t it better to keep at least one phone line in service to answer people’s inquiries rather than keeping everyone up in the air for months? I also wonder as to why Alliance never responded to the posts, and the comment came from someone at Red Maple?

    Obviously, there are staff like you who still work at Red Maple. Would you please introduce yourself so that we can reach you directly?

    By the way, the phone numbers on the headline of the letter dated Nov 28 were out of service as early as Dec 2 that I tried them!

    12. You mentioned that Alliance has been hired by the “developers” to complete the water reservoir. Would you please let us know who the “developers” are to date?

    Thank you for taking the time and hope we will have your response to my questions.

    Tara

  • on May 25, 2018

    Hello Tara,

    It is completely understandable that you would not wish to disclose the details of your litigation publicly. I can only speak on what we have access to and was updating that we do not currently have any active litigations.

    http://www.alliancehomes.ca/site/wp-content/uploads/2017/11/Red-Maple-Development-Update-NOV.-28-2017.pdf

    The developer is listed in the above link, which has been sent to buyers and is listed online for public access. THE DEVELOPER AND OWNER HAS NOT BEEN CHANGED and still remains Consar-Redmaple Inv. Ltd. Mr. Michaud is simply no longer part of the group. Again, there are many entities which are part of the ownership partnership group, ones we do no wish to name individually, and there was and there still is no need to inform buyers of Mr. Michaud no longer being involved as there is no change to the original ownership. The ownership group remains the same as always with changes that do not affect the public nor the general progress of this project. The Redmaple group is fully advised by legal representation in every step of the way and we send updates to buyers as legally required.

    Again, there are no financial issues pertaining to this project. Lenders will not be disclosed, however, there is not much to address in regards to this issue.

    Alliance Homes has been reaching out to buyers, as legally required, to provide Delayed Closing Notices as is applicable to each individual lot. I am unable to respond to your individual friends not receiving an update as I am not aware of the details, however, ALL of our active buyers have been reached out to as of today via email, registered mail, or through their agents. To respond to your specific question, an active buyer is one where the APS has not been terminated or mutually released. There are many possibilities why your friends may not have received updates, and I can not accurately make a guess as to why. They, as well as yourself, are beyond welcome to call (905) 761-7086 or email info@myredmaple.ca for an update on their individual lots.

    As previously mentioned, the Steward Rd. Reservoir is the only delay in the progression of this project. This is why construction has not commenced and why the site is currently shut down. Again, these have been addressed in letters sent to buyers from April to now. As of right now, there is no specific date for the construction of the water reservoir which is precisely where the delay lies. New closing dates have been set according to each lot’s individual details and there is no one definite answer I can provide you, however, as stated in our amendments, it could be 2021 for phase 1 and 2023 for phase 2. Hopefully this will not be the case and delivery may be sooner, however, we have ensured to advise all buyers so each buyer can proceed according to what best fits their own timeline.

    Alliance Homes, along with all other parties, are working hard to approve the draft plans as outlined by the city in the given timeline.

    The amendments sent out were created by our legal representative and follow all laws as required in the province. It is up to each buyer to determine whether they chose the decor credit or Tarion compensation. Each buyer is advised to review their documentation in detail with their legal representatives, if they so see fit.

    As far as why comments are being made from both Alliance Homes and Redmaple, it is because we are all working together as a team to ensure that buyers are receiving the most accurate, up to date information at all times. We do have an active phone line running, which is listed on myredmaple.ca website, and this line is the Alliance Homes line since the sales office is currently closed and the Redmaple phone lines are NOT active. Updated contact information has been given to each buyer in the cover letter of the amendments which were sent out, and has been updated on the website.

    If you require individual help and have questions in regards to your lot or your friends have questions in regards to theirs, you are welcome to call us or email us at any of the listed contact information. This will allow you to receive answers much faster and more accurately.

    Updates will continue to be sent to buyers as they are required by law for each individual lot.

  • on May 25, 2018

    Hello Donna,

    Thank you for your comment. From what I gather so far, you have received the amendment which has been sent out last month. I don’t believe we have heard back in regards to confirmation of how you wish to proceed, please feel free to contact us at (905) 761-7086 or at info@myredmaple.ca to speak to someone who can answer all your concerns directly. I believe your husband has already been in discussion with the representative at Alliance Homes, should you have further questions reach out via email or phone and we would love to assist you in your individual case.

    Thank you

  • on May 25, 2018

    Hello Shahqir,

    I am not sure what evidence there is to support that this development is a fraud. You can research the builder and find endless information to support that they are a diligent and law abiding builder with no record of any sort of fraud. You are welcome to contact legal representation if you feel that your individual Agreement of Purchase and Sale is no legally valid.

  • on May 25, 2018

    Hello Brian,

    I am glad you confirm receipt of the letters.

    The only purpose of this letter is to confirm that there seems to be a major delay with the water reservoir works. If you are able to wait until your new date, which is included in your amendment, please sign it and return it to the address on file. If the proposed timeline does not fit your personal needs, please reach out so we can proceed accordingly. You are welcome to have the documents reviewed by a legal representative, as you see fit.

    Thank you,

Comments are closed.

Compare Listings