Tuesday, January 14, 2020

Visit your family home - for ever

The home buying and selling experience can be an emotional one. Family and friends play a valuable role in this experience, providing input and support. The ability to revisit a home after the process is complete can provide a value for years to come. David Pylyp knows this first-hand and has come up with an idea he uses which is likely to catch on.

Sentimental about selling her parents’ family home, something understandably dragged their feet on, Pylyp took a Matterport Virtual Tour of the home before handing it over to movers, still with all the family knickknacks and pictures in place. He and the family, anyone he cares to share with can now revisit their home any time they like.

Virtual Tour before any changes are made. Instant inventory of contents. 

You could effectively go back and see the intact property with all the Growth Lines on the door frame in the kitchen; that marked each birthday...  The Knick Knacks on the window sill with the checkered blinds would still be there.

We can do this for you, soon.   Book Now!


Friday, January 10, 2020

2020 - Grab Some time together

Grab some time with me!

Let's Go for Coffee

Get acquainted

Tell me a story

Tell me your goals and dreams

Tell me your financial problems

Can be a Horton's or Starbucks

You pick...

Tell me what you need

#Toronto #west #realtor
David Pylyp
647 218 2414

Sales Representative
ASA Accredited Senior Agent
RE/MAX realty specialists inc., Brokerage

Can I show you 10 houses in 10 minutes?

What an incredible feat that would be!

It's possible!

If every listing was SCANNED with a Matterport 3D Tour like this;

They’ll quickly see that you are optimising their time, their most valuable commodity with a memorable brand experience.  

link to Full Virtual Tour 

#Matterport #Toronto 
#callme  647.218.2414

Wednesday, January 8, 2020

Toronto Realtor David Pylyp's Technology Gets Sellers Top Dollar

Toronto Realtor David Pylyp, of the Pylyp Team at RE/MAX Realty Specialists Inc., leads the way in the future of real estate sales by incorporating new technology to sell homes.

Pylyp formed a team that has over 30 years of experience, accomplishes this by using the Matterport Camera  that he has been using for the past 5 years.

"Instead of taking still photos, the Matterport Camera allows us to create a three-dimensional interactive rendering of a location," said Pylyp. "These renderings are realistic and completely to scale, allowing the viewer to be immersed in the virtual tour."

In addition to creating a perfect  scale version of your space, the Matterport Camera also allows prospective buyers to do a virtual walk through of the property without having to be physically present. This allows more people to view the space without having to travel to it.  Sharing is common

"This feature is a huge benefit to our SELLERS since it gives buyers a true sense of what the property is before even stepping into it," added Pylyp. "This is especially useful for people looking to move into your real estate market from other locales - they can be sure about a property without relying on still images to make their purchasing decision."

Virtual Staging is also possible. After scans are made with the Matterport tour Pylyp's team evaluates the space, furniture and even wall colouring to see if virtual staging is a need. "Home staging is an important part of the sales process because it shows the buyer the potential of a property before they make an offer. Virtual staging the property at its fullest potential allows the clients to visualise themselves in the best version of the property."

This technology is an important part of the new landscape of real estate sales. Over 90% of buyers start their home search online, and almost 100% of people said that photos were the most important part of the real estate listing. Utilising a 3D rendering of a listing helps capture the interest of the online shopper and allow them to really get to know the property. Using the Matterport also helps connect listings to ideal buyers.

Often a full FLOORPLAN is included within the Property Details.

"This rendering is so detailed it allows your buyers to see the whole property, inside and outside spaces, take measurements and see the homes highlites; helping them become emotionally attached to your properties" beams Pylyp.

Call for an interview today in the Etobicoke, Toronto West and Mississauga Markets. 


647 218 2414 

RE/MAX Realty Specialists Inc., Brokerage 01.08.2020 

Tuesday, July 9, 2019

Foreigner Sales Tax

You are considered a foreigner if; 

A “foreign entity” is defined as either a “foreign national” or a “foreign corporation.”[14]
A “foreign national” is defined in the Immigration and Refugee Protection Act, as either a “stateless” individual or an individual who is neither a permanent resident nor citizen of Canada.[15]
A “foreign corporation” refers to one of the following types of corporations:
“1. A corporation that is not incorporated in Canada
2. A corporation, the shares of which are not listed on a stock exchange in Canada, that is incorporated in Canada and is controlled, directly or indirectly in any manner whatever, within the meaning of section 256 of the Income Tax Act (Canada), by one or more of the following:
i.  A foreign national;
ii.  A corporation that is not incorporated in Canada;
iii.  A corporation that would, if each share of the corporation’s capital stock that is owned by a foreign national or by a corporation described in paragraph 1 were owned by a particular person, be controlled, directly or indirectly in any manner whatever, within the meaning of section 256 of the Income Tax Act(Canada), by the particular person.”[16]
For the NRST, a “taxable trustee” refers to either a trustee of a trust where either at least one trustee could be considered a “foreign entity”, or importantly, where the trustee is not a foreign entity but where the beneficial interest in the land is held by a foreign entity beneficiary.[17] In other words, if land is purchased using a trust, even if a trustee is not considered a foreign entity, the NRST rules imply that even if one beneficiary (even a potential one) could be considered a “foreign entity”the conveyance could be subject to the NRST.
Trustees acting for three types of trusts are exempt from the NRST: a mutual fund trust[18], a real estate investment trust[19], and a SIFT trust.[20]  https://www.allaboutestates.ca/ontarios-non-resident-speculation-tax-a-cautionary-trust-tale/

You are exempted; If you are Permanent Resident Status or a Citzen of Canada.

Wednesday, June 26, 2019

Share that Patio and Pool between Corporations

Posted: 25 Jun 2019 06:31 AM PDT
In a previous blog post we wrote about the requirements for shared facility managers to be licenced where one or more of the parties to the shared facility agreement is a condominium corporation.  This is a new requirement recently introduced when the Condominium Management Services Act, 2015 (“CMSA”) came into effect.
This is just one issue that has come up recently concerning shared facilities however, condominium corporations continue to face challenges working with other parties, in governing and operating shared facilities.  Each party, whether it is a condominium corporation, a retail/commercial owner or the developer, may have different objectives and this often leads to very lengthy and costly disputes.
It is important that board members and management take the time to understand the terms of shared facility agreements (also referred to as reciprocal or cost sharing agreements) and know what items are covered in the agreement and how decisions are made.   Many board members are surprised to learn that decisions may be made by unanimous agreement, that there is no shared facility management provided for or/and no reserve fund for shared facilities.
It is usually when disputes arise, that board members and management, look to legal counsel to review the agreement and soon discover what the issues are.
Here are a list of 8 top issues with Shared Facility Agreements:
1.    Unanimous decision making.  If parties don’t agree, how can decisions be made?
2.    Agreement does not provide for a shared facilities manager.   Who manages the shared facilities?
3.    Agreement provides for a shared facilities manager who was appointed by the developer and one or more parties want to terminate that management company. Unanimous decision making prevents termination of management if one party objects.
4.    Missing shared facility items. An item clearly being shared is not listed as a shared item.  Who pays for the cost and what portion of those costs?
5.    Proportionate shares of contribution are not equitable. The shared facilities agreement provided by the developer, will set out each parties respective proportionate share of costs relating to the shared facilities. It is down the road when the shared facilities are in operation, that it becomes evident that the split between the parties clearly favours one over the other.
6.    Shared facilities reserve fund is not in the agreement nor is a shared facilities reserve fund study required.   If there is no shared facilities reserve fund referred to in the agreement, then each party will contribute to their own reserve fund which will cover that portion of the shared facilities located within their property.  Commercial/retail owners, if a party to the agreement, would not require that a reserve fund be maintained for any shared facilities located within the boundaries of their property. This gives less control to the other parties over reserve fund repairs to the shared facilities.
7.    No shared facility committee.   Yes, there are agreements in which one party will manage the shared facilities and just report to the other. Decision making is made by one with the others only able to dispute decisions through mediation/arbitration proceedings.
8.    Quorum for shared facility meetings.   All parties must show up to make quorum.  What do you do when one party fails to attend?
If possible, the best solution to all these issues is to amend the shared facilities agreement, otherwise, condominium corporations will be faced with long drawn out legal proceedings.  Unfortunately, as is most often the case, it is only when proceedings are commenced that parties soon realize that the amendments are clearly the only way forward.


Next let's talk about Privately Owned Patios....  like between The Firken and Eden in Humber Bay Shore... 

Thursday, June 20, 2019

First Time Buyer Incentive

How do I know how much I have to pay back?
  • You receive a 5% incentive of the home’s purchase price of $200,000, or $10,000. If your home value increases to $300,000 your payback would be 5% of the current value or $15,000.
  • You receive a 10% incentive of the home’s purchase price of $200,000, or $20,000 and your home value decreases to $150,000, your repayment value will be 10% of the current value or $15,000.

You can repay the Incentive at any time without a pre-payment penalty. You have to repay the Incentive after 25 years or if the property is sold. The repayment of the Incentive is based on the property’s fair market value:
NOTE: If your property value goes down, you are still responsible for repaying the shared equity mortgage based on the current home value at time of repayment.


@GarthTurner says First, the 5%  Justin-mortgage-helper limits the borrowed amount to four times the income of the borrower ($120,000 or less), which is less than the banks now offer every day. The formula also limits the purchase price to around $500,000, which buys a nice garage in Kits. But the worst aspect of this plan is the pay-back.
Once a borrower signs on for a shared-equity mortgage they’re obligated to share any gain with the feds after 25 years, or when the property’s sold. Since the purchase price is low, odds are the kids are buying fixer-uppers and will pour a lot of extra cash into renos over the next few years. Add in any market appreciation, and you can see the problem. A 5% helping hand on the original low purchase price can turn into a big cheque to Ottawa upon the sale a decade or two later – coming right out of the tax-free principal residence capital gains exemption.
Now, why would anyone sign on for that? And yet will federal advertising for this program?