Dharma Developments

Huge congratulations to BuildShare founder, Russell Coltess on such a successful inaugural Urban Infill Bus Tour 2025. We were one of the participants among many talented infill developer/builders. Russell threw a celebratory evening complete with awards for the builders. We are truly grateful to be a part of your vision Russell. Please read OBJ article available in the comments section.

Very useful article for our realtor friends by https://www.instagram.com/russell.coltess/ of BuildShare.Co
Property owners may also find this useful to understand how the new zoning by-laws can unlock equity in land they already own. This can help with possible income generating development to pass down to future generations

https://realestatemagazine.ca/opinion-zoning-is-becoming-a-real-estate-skill-whether-agents-plan-for-it-or-not/

OPINION: Zoning is becoming a real estate skill, whether agents plan for it or not Zoning is reshaping residential real estate. In this op-ed, Russell Coltess explores how missing-middle rules are changing buyer expectations and the agent’s role.

The most common mistake we see on first projects?
Starting construction before the scope is fully defined.

This shows up as:
• “We’ll figure it out on site”
• Rushing demolition/excavation timeline (as shown)
• Incomplete drawings
• Assumptions about what’s included
• Lease requirements not coordinated with design

That’s how costs climb quietly. Whether it’s a 6-plex investment build or a leased commercial unit — Clarity first, construction second.
Otherwise, scope gap will swallow the project profits.

Comment “SCOPE” if this feels familiar.

Strong projects start with realistic budgets.

A project that “works on paper” can still fail in construction.
For both multi-unit residential and commercial fit-ups, first time developers often miss:
* Soft costs (design, consultants, permits and review time),
* Servicing, site safety and weather / temporary equipment
* Utility and code compliance costs, just to name a few...

Zoning allows for density, but it doesn't eliminate constrution risk if your budget hasn't planned for all the costs.

Strong returns start wtih realistic budgets and project management that helps you navigate your first build.

If this sounds like an area you'd like help with your project, comment "budgethelp"

In 2026 if you're new to:
• Building your first multi-unit residential project
• Taking advantage of Ottawa’s residential zoning changes for better property yield
• Or fitting up a commercial space for a long-term lease

…and realizing construction feels bigger than expected — you’re not alone!
Novice developers and business owners are not short on vision, yet most projects get stuck before they start due to the lack of process and procedure clarity.

We can help you solve early obstacles such as:
• Interpreting zoning allowances
• Coordinating design and engineering information for favourable lease negotiations
• And help you build a sound budget that will give lenders confidence
...to get you started on your buildable, risk-mitigated project.

If this is your first build — this page is for you.
Comment "my2026build"

Thankful for the chance to share our journey with . Reach out anytime if you’d like to talk construction or development—we’d love to chat.

https://www.instagram.com/reel/DRGY3hTCedg/?utm_source=ig_web_copy_link&igsh=NTc4MTIwNjQ2YQ==

🏗️ From 29 Townhomes to Empowering Investors — A Builder’s Real Estate Journey When asked how his real estate journey began, he didn’t hesitate — straight into the deep end. His very first project? ➡️ A 29-unit townhouse development in Stittsville, way back in 2005. A massive, ambitious undertaking for a first deal — and one that taught him the lesson he now passes on to every new investor: 💡 Start small. Make it manageable. Win early. Then scale. From there, he built a career across land development and construction, overseeing hundreds of units, until around 2017–2018 when he made a strategic shift. Instead of staying in high-pressure development cycles, he pivoted into a construction management model — helping investors bring their own visions to life: 🔨 Custom builds 🏠 Small-scale multifamily 📊 Transparent cost breakdowns 💰 Helping investors maximize ROI His mission today? To give investors a clear window into the true construction costs of their asset — and help them make smarter, more profitable decisions. And when asked what truly drives long-term success in real estate? He didn’t talk about spreadsheets, financing, or market cycles. He said this: 🔥 “Tenacity. Perseverance. You’ll hit obstacles. You’ll hit roadblocks. But if you stay connected to your peers, keep learning, and keep pushing — you’ll break through.” Powerful advice from someone who’s lived every chapter of the journey.

2026! Eager to get our commercial fit-up client going for his new medical clinic!

It’s no surprise that when a local music festival comes knocking for sponsorship, we pitch in to help make it happen! Along with many other fine local business sponsors, please come out and support this event from Friday Oct 31 - Sat Nov 8th

So, you want to build income-generating property? Prior to acquiring land, consider the current and future zoning for the area, the trends in the neighbourhood, and the site conditions that impact potential yield.

Introducing our client’s newest construction multiplex investment project for his real estate portfolio. Six two-bedroom, 2bath rental apartments with revenue in the first month on the market! Stay tuned, we will show you the stages and phases of this construction project from property acquisition to final turnover!