From Conversions to Ground-Up Developments: A Developer’s Journey in Real Estate
In this episode, I had the pleasure of welcoming back Darren Voros, a seasoned real estate developer specializing in missing middle projects in Toronto. It’s hard to believe that it’s been a couple of years since our last conversation, and during that time, the real estate landscape has undergone significant changes.
We kicked off the episode by reflecting on the state of the market two years ago, just before the peak of the real estate frenzy. Darren shared insights into his current focus as a developer, primarily working on ground-up developments of eight to ten-unit buildings in Toronto’s downtown core, as well as projects in Kitchener and Hamilton. He explained the importance of purpose-built rentals and how his team has successfully completed several projects while having more in the pipeline.
Darren provided a detailed overview of the project timeline, emphasizing the impact of recent legislative changes, particularly Bill 23, which streamlined the site plan approval process for smaller developments. This change has significantly reduced the time and costs associated with getting projects off the ground, allowing developers like Darren to move from land acquisition to stabilization in about two years.
We delved into the complexities of site plan approval, discussing the various studies and requirements that developers must navigate. Darren highlighted the financial implications of these processes, sharing his experiences with costs that can quickly escalate into the hundreds of thousands of dollars.
As we explored the financial side of his projects, Darren explained how he acquires land, often using private money and investor capital. He detailed the construction costs, which have decreased significantly since he brought construction in-house, allowing for better control over expenses and timelines. We discussed the advantages of CMHC MLI Select financing, which has provided favorable terms for his projects, including low interest rates and long amortization periods.
Darren also shared his strategies for attracting private and investor capital, emphasizing the importance of building relationships and establishing credibility. He discussed the value of thought leadership and networking outside traditional real estate circles, particularly with professionals who are interested in investing but do not want to be actively involved in the management of properties.
Towards the end of the episode, we touched on the challenges and risks associated with real estate development, including the need for contingency plans and the reality that things can—and often do—go wrong. Darren candidly shared some of his experiences with unexpected setbacks and the lessons learned along the way.
Finally, we wrapped up the conversation by discussing Darren’s future plans, including his upcoming projects in Costa Rica and his commitment to scaling his business model to address the ongoing housing crisis. He reiterated the importance of balancing ethical and financial considerations in development, which is a core value of his work.
For anyone interested in learning more about Darren’s work or getting involved in real estate development, he shared his website and contact information, encouraging listeners to reach out.
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