Thursday, September 1, 2016

Banning Pets in a Toronto Condo

Recent updates for Pet Bans have Condo Residents up in arms...
New Owners cannot have pets but Existing Owners are Grandfathered?
Just because you saw animals during the showings does not mean that pets are permitted.

BUT Rules to be applied in an even handed fashion.

Metro News recently reported that a proposed rule change to ban pets in a downtown Toronto condominium has caused considerable uproar among residents. The proposed rule would allow current owners to keep their existing pets, but no new pets would be allowed. However, service animals under 25 pounds would be permitted.It is questionable if the proposed rule change is legally enforceable for several reasons. The Ontario courts have held that while a pet prohibition in a condominium declaration is valid, a complete prohibition in the rules is not valid. Secondly the size restriction on service animals could be challenged as a violation of the Human Rights Code.Rules can contain restrictions relating to pets (such as a maximum number of pets or a prohibition on nuisance animals, for example) as long as the restrictions are reasonable and created for the safety, security and welfare of the owners and the property or for the purpose of preventing unreasonable interference with the use and enjoyment of the common elements and the units.Not surprisingly, residents have been circulating a petition to protest the proposed pet ban. As set out in the Condominium Act, if the owners of at least 15% of the units make a requisition in writing to hold a meeting, then the proposed change in the rules must be approved at an owners meeting by 51% of those present at the meeting either in person or by proxy.Amending the condominium declaration to include a prohibition on pets would be more difficult, as this would require the written consent of the owners of 80% of the units.Tenants have no vote or right of approval with respect to any change in the rules or the declaration.  However, they are bound by these documents and any amendments to them. In a condominium where the majority of units are rented, this means that any decision to restrict pets will be made primarily by owners who do not live in the condominium.Click here to view our brochure, A Director’s Guide to Pets in Condominiums.

Please read the  By Laws when buying a Condo unit to understand what is and what is not permitted.

Want a Happy Condo Purchase?

Call David Pylyp 647 218 2414  

Saturday, June 25, 2016

$75 Credit Card Deposit will get you Listed on

Yes It's True.  Some brokers will post your listing onto for a flat fee of a few hundred or less.
you can with a $75 Credit Card Deposit will get you Listed on

Now you listing will show on the MLS advertising site but typically cannot be found by address search because London or Kingston agents generally do not belong to the Toronto Real Estate Board. [Current membership is 44,000 agents in Toronto that you are excluding]

You handle all the appointments and deal with every agent who calls and enquires about the house.

The public is also calling you; asking questions

You have the right to:
1.0 Mislead
2.0 Obfuscate
3.0 Never disclose pertinent details
4.0 Does the basement Leak?   Never Lies

You will never have a Multiple Offer because you have no obligation to play ethically or by any standard of conduct ( RULES don't apply)

The reality is a real estate agent instill confidence and educates a Buyer to move forward.

We help direct financing, legals and inspections.

Self Sellers want the highest prices.
Guess what
Home Buyers also want the best price they can get.

What's different?

I promote all the houses, all the solds, all the FSBO, all the mere listings.
AND I provide Matterport

Call today

Thursday, June 23, 2016

Multiple Offers Toronto

Multiple offer situations are hard; There can be only one winner.
As a buyer I would always be wondering if there really were other offer bidding on that house.
If I attend the offer presentation; I see the agents line up and wait outside the house, but what if there is no formal offer presentation.
I took the Rules of Etiquette as posted by Brian Madigan and stepped one further.
I posted each AGENT's name, email; and company details on a single blog post. I presume that you can decide if you want to contact the other agents you can [ if they were in person outside a house THEY DO ANYWAYS!]

Over a hundred updates.....
Could it have been done better?
What would you have done?
Call each agent with updates of each offer as they occur?

Call me

Monday, June 20, 2016

14 Welbeck Drive, Brampton ON

Received offers from the following on Welbeck

13 REALTORS registered offers
These have been received by email.
Two withdrew

1. Arun Miglani

RE/MAX Champions Realty Inc.,

9. Ravi Bedi RE/MAX Gold Realty Inc.,

10. Bhupinder Singh Jassal  Homelife Superstars Real Estate 

11. Ian Futrega  Royal Lepage Credit Valley Real Estate

12. Steve Hricky  Kingsway Real Estate Brokerage

13. Naji Nader  Right at Home Realty Inc., 

Thank you for your offers.

One of the Offers has been selected as the winning bid.  
The winning bid had been contacted by EMAIL and telephone with confirmation to deliver their deposit cheque.

Sale details will be released immediately upon receipt of deposit funds.

Thank you for your showings, support and professional offers.   Unfortunately there is only one winning bid, but many worked on this effort.

the Winning Offer was  Bhupinder Singh Jassal from  Homelife Superstars Real Estate who placed a bid or $500,000.

We now have a firm and binding agreement.

Updated June 23rd 2016 6:12 pm  

Bidding Rules will be revised according to the situation we are in;
I do not have an offer of my own in this competition.

Multiple Offer Hand Out

1 Bid Process and Timing

Let’s have some “fair rules” and this would be the place. What about some of the following rules:

All offers are assigned a number from the time of registration
All offers will be presented in order of their assigned numbers
All offers received by fax will be placed in a sealed envelope
All offers delivered will be placed in a sealed envelope
All buyers' agents will have the opportunity to present their respective offers in person, should they choose to do so
All offers must be submitted with an irrevocable time acceptance being no earlier than 10:59 pm on the specified date
The least favourable 20% of offers will not advance to the next round
The most favourable 80% of offers will be invited to re-submit and advance to the second round
Only the most favourable 20% of offers will advance to the third and final round
No offer may be withdrawn prior to its irrevocable time unless it has been rejected

2 Opportunity to Respond and Participate

Just for clarification:

All bidders will have the opportunity to participate
Only those bidders who have advanced to the next round will be invited to participate in the second and third rounds, as the case may be
No pre-emptive offers will be entertained or considered, since clear and specific instructions from the seller have confirmed that offers with shorter irrevocable times will not be presented and reviewed
The intention of the above rule, is to ensure procedural fairness for those prospective buyers who have chosen to follow the rules

3 Seller’s Agent’s own Buyer

From time to time, the seller’s agent will have a buyer and such a potential buyer may have an unfair advantage. The purpose of the procedural rules is to eliminate, to the extent possible, such unfair advantage.

Sometimes, buyers will work around their own agent in order to deal directly with the listing agent. We all appreciate that isn’t fair. So, here are some rules:

In such cases, the listing agent will secure the services of his broker of record or office manager who will oversee the fairness of the procedural rules as “bid supervisor”
The broker of record or office manager may appoint another delegate, provided such delegate is not receiving any referral fees in the subject transaction
Only the bid supervisor will communicate, contact, meet, or discuss in any way the offers with the seller
The listing agent will refrain from contact with the seller during the bid process
This is not a rule that applies to the brokerage and multiple representation, this applies only in the case of the individual listing agent and the individual buying agent, being one and the same person

Commission Reduction Disclosures

On occasion, a party may wish to secure an advantage by not accepting the full commission as offered by the brokerage to the co-operating brokerage. So, they will try to leave some money on the table. But, it’s not free, they want to secure another financial advantage. They just are omitting the part going to the brokerage  and attending to the payment of various taxes. The problem is how to assess the value of the reduced bid and give it an “artificial bump up”.

I am suggesting that we simply leave the playing field level. Take the full commission, pay the brokerage and pay the appropriate taxes etc. Here are some additional rules:

All commission reduction disclosures by the listing brokerage shall be made as required by law, prior to submission of the offers
Commission reduction arrangements by other registrants are not encouraged
Participants are encouraged to accept the commission as offered, process the payments and attend to the payment of the necessary taxation on the gross amount of the commission

Third Party Oversight If required.

You will appreciate that one of the most significant features to ensure fairness is third party oversight. If this is the way ABC Realty handles all its bidding wars, then that’s fair, and I would participate again. The system is open, fair and transparent.

Consider these rules:

The bid supervisor is to receive and consider the offers, meet with the seller and negotiate any further offers and counter-offers with the buyer.
The bid supervisor shall comply with the requirements of REBBA, 2002 concerning the validity of offers and identity of buyers and/or their agents as required
The bid supervisor will communicate any disclosures and advise all participants, from time to time as to the number of registered offers, the number of registered offers withdrawn, and the current number of registered offers.

These are as drafted by Brian Madigan

Thursday, May 5, 2016

Matterport Press Release

Matterport(R) Announces Local Entry 

Into Canadian Real Estate Market

SUNNYVALE, CA--(Marketwired - May 04, 2016) - Leading immersive media company,Matterport®, today announced its formal entry into the Canadian market. In addition, the company is demonstrating its revolutionary technology for showcasing properties at Canada's largest real estate tradeshow -- REALTOR® QUEST -- in Toronto on May 4-5th.
"Matterport provides agents and brokers with a powerful marketing tool that gives home sellers confidence that their home is being presented in the absolute best way possible," said Bill Brown, Matterport CEO. "We make this possible by delivering a system that's incredibly easy for anyone to operate, even easier than creating a traditional 2D photo gallery. By allowing homebuyers and renters the ability to experience a property as if they were there, from any laptop or mobile device, our simple end-to-end solution allows real estate agents, brokers, photographers, portals and MLSs to showcase listings in a more engaging and personal way than ever before. We are excited to help our Canadian customers and partners grow their businesses."
On display at REALTOR® QUEST in booth 819 will be the Matterport Pro Camera and 3D Showcase, a Web-based player that can be embedded directly into the listing site to give the viewer a real feel for what it's like to walk through a space. It allows the user to move through a space naturally and then even zoom out to see a unique, full-color 3D floorplan (called dollhouse view) or a 2D color floorplan. Also on display will be powerful Matterport features, including:
  • Mattertag™ Posts, which let agents annotate property highlights in 3D throughout the space that really "sell" the listing
  • The new iOS Showcase app, which allows agents and brokers to have access to all of their 3D property listings offline -- when Wi-Fi is not available
  • Other exciting features that include measurements, schematic floor plans, and VR models
With Matterport 3D Spaces, Canadian real estate professionals will be able to engage buyers across the globe as if they were next door. Tens of thousands of agents and brokers have successfully used Matterport to help win and market over 100 thousand listings so far. To date, there have been almost 40 million views of Matterport Spaces.
Real estate professionals in the greater Toronto area have already embraced Matterport technology to engage more buyers, close transactions more quickly, and win more listings. "I was recently lucky enough to have one of my listings photographed for a Matterport 3D Showcase," said David Pylyp, Senior Agent with RE/MAX in Toronto. "If you are not familiar with this technology, it might just be the coolest thing in real estate marketing since the marriage between the digital camera and the Internet. The Matterport technology is light years ahead of anything I have seen in real estate marketing. Plus, the wow-factor with my clients is unprecedented."
In addition to obtaining Matterport scans from local Matterport Service Providers across Canada, agents can now purchase their own Matterport cameras. To learn more, visit or visit Matterport at REALTOR® QUEST in booth 819. To find a Matterport Service Provider (MSP) in your area, visit For more information about becoming a MSP in Canada, visit
About Matterport
Headquartered in Sunnyvale, CA, Matterport is an immersive media technology company that delivers an end-to-end system for creating, modifying, distributing, and navigating immersive 3D and virtual reality (VR) versions of real-world spaces on web and mobile devices. The Matterport Pro Camera and Cloud Services make it quick and easy to turn real-world places into immersive virtual experiences.
With the introduction of the Matterport 3D Showcase web player, Matterport has made it incredibly easy for anyone to move through virtual spaces as if they were there, from any desktop or mobile browser. With the addition of VR Showcase, users can now experience Matterport Spaces from a Samsung Gear VR headset, with additional device support coming soon.
To learn more, visit
Tim Smith

Read more:

You can contact a Matterport photographer right here in Toronto, ON Canada

Friday, April 22, 2016

The Dangers Baby Boomer Realtors face

With changes in Technology and Agency You need to keep up or move aside

Nine dangers impacting salespeople range from commissions spiralling downward to having FSBOs evolve into a do-it-yourself model. It also identified “current baby boom salespeople being pushed out” as a danger, suggesting that “after two decades of the Internet, online marketing and mobile technologies, the average salesperson still lags behind where they should be.”

The report goes on to say 

Swanepoel writes, “A growing number of brokerages are not financially sound and, as a result, are reducing the products and the services they provide to their salespeople dramatically… An economic downturn in big cities, such as Toronto and Vancouver that have experienced almost two decades of continuous growth, could result in a large decline in the number of viable real estate brokerages.”
Another danger to brokers is that “technology becomes a runaway train” in which the resources necessary to keep up with changes exceed the average brokerage’s ability to remain competitive.
Other dangers: “The expansion of teams strangle brokerages”, “mere posters and FSBOs create unwanted liability”, “an industry-wide race to the bottom” and “big companies increase dominance.”

Cheaper Cheaper Cheapest GONE

Websites don't make housecalls

David Pylyp
#askPylyp  text or email
647 218 2414

Friday, February 12, 2016

Multiple Offers by Brian Madigan

Counting the Offers and Advising the Bidders 

The Toronto resale housing market is relatively “hot”. There is a shortage of supply, and quite a few “buyers” for every property.

Offer Day

From the perspective of the Listing Agent, this can present quite a challenge on “Offer Day”.

Frequently, the property will be listed on MLS, the property will be available for showings for several days to permit an opportunity for everyone who has a genuine interest in the property to see it.

The “Offer Date” will be published as well as the time. For example: “offers will be gratefully accepted at 8:00 on Tuesday”.

Legal Notification Requirement

There is an obligation imposed upon Listing Agents in such circumstances to disclose:

1)    The number of Offers,

2)    But, not any of the terms.

This notification is to be provided to everyone who is making an Offer, essentially, that means the Buyer himself. In the case of those Buyers who are represented, then that notification would go directly to their agents.

This is the provision in the Code of Ethics:

Competing offers

26. (1) If a brokerage that has a seller as a client receives a competing written offer, the brokerage shall disclose the number of competing written offers to every person who is making one of the competing offers, but shall not disclose the substance of the competing offers.

(2) Subsection (1) applies, with necessary modifications, to a brokerage that has a seller as a customer, if the brokerage and the seller have an agreement that provides for the brokerage to receive written offers to buy.

The Dilemma

On Tuesday, everyone who has an Offer should know the number. That’s easy when all three Buyers surface by 10:00 am on Tuesday.

However, this is Toronto and the market is very “busy”. Unless the property is an “overpriced dump”, there should be several Offers. But, how many, and when did they come in?

Easily, there could be twenty Offers. When Offer #20 comes in, you can say “you’re one of twenty”. The next step is to contact the other 19. You will also appreciate that occurred with each Offer, other than the first. That’s a lot of phone calls! And, all within a three hour stretch!

Now, it would be easy enough if all the calls were spread out evenly throughout the day. They are not, they all surface within the last three hours.

One other issue is the fact that the Listing Agent cannot refer or make reference to an Offer unless it is actually “received”. That means, the Buyer’s agent has indicated that they have a signed offer in their possession for presentation.

All of this indicates that there are going to be a lot of last minute phone calls.

Delegation to a Receptionist or Assistant

If the Listing Agent has an Assistant, delegating the task of updating the numbers should immediately be assigned to them. The problem is that Buyers’ agents will call the Brokerage, speak to anyone on reception, the Assistant, and/or the Listing Agent. All of these calls will take place within the last couple of hours. So, who is going to make all those outbound calls?


It could be somewhat risky to use the receptionist at a busy brokerage. The larger brokerages will have several people answering the phones, but rarely will they be in a position to place the outbound calls. It could be hectic if several agents have Offer Presentations at the same time, or even on the same day.

The Count

Keeping track of the accurate count among three people, the Listing Agent, the Assistant and the Receptionist is going to be difficult at best.

As the count increase, some will withdraw. There’s method to their madness, they don’t want to unnecessarily bid up the price, because they believe that they may be competitive for the next house.

Advice to all Buyers

Make sure that you inform all of the potential Buyers what method you are going to use to keep them advised of the count. If you don’t, this is a great way to face a disciplinary proceeding and be hit with a $5,000.00 to $10,000.00 fine.

Personal Phone Calls

If the numbers are low enough, this would be the “gold standard”. Everyone gets a personal phone call advising them of the count, directly from the Listing Agent.

Mass Emails by Blind Copy

This works and is manageable for groups of 10 to 15. Each time there is an Additional Buyer, an email goes out to the group advising of the new number. Larger brokerages will often employ this method.

Website Notification

This method of notification can work when things get fast and furious. You would record the count on a webpage for all to see. From the Buyers’ agents’ perspective, it is simple and straightforward. All they have to do is “refresh the page” from their mobile phones. If they were to call the Listing agent, that agent could be tied up with 19 other people, so the call’s going to voice mail.

The Listing Agent can manage this by going into the backend of the website on their mobile device, or alternatively, if they have an Assistant, have that person update the website on a computer.

Dates and times of entry and notification are there for all to see. No one can complain about preferences being given to others.

What to Say

On the webpage, which could be a blog on your own site, or a dedicated page, or even a page on a website dedicated to this particular listing, you should include the following:

123 Main Street- Offers 8:00 pm Tuesday, xx February 201x.

Number of Offers Received

4        Offer, Listing Brokerage, no collateral agreement
8        Offer, Listing Agent, Co-op % reduced by 0.5%

Numbers 10 and 14 have withdrawn

Current Number: 18

Presentation Format

Using this type of presentation format will ensure that there is no confusion about the numbers and that if one person withdraws, then that is noted. Also, it avoids duplicates, since every “received” Offer is assigned its own number.

Many complaints are associated with the number count and particularly the running tally, when someone withdraws.

You will also notice that there are two Offers which possibly have the “inside track”. One Offer is another agent at the Listing Brokerage. This information needs to be communicated in writing. A phone call won’t do. So, here it is.

The second Offer in contention is from the Listing Agent and there is a one-half percent advantage. This collateral agreement needs to be disclosed including particulars of the extent of the reduction.

Offers “Received”

An Offer is received if its existence is communicated in writing to the Listing Agent by:

1)    Personal delivery
2)    fax,
3)    email, or
4)    text.

As a Listing Agent you may rely upon the underlying truth of the communication. But, that communication has to be in writing. Verbal statements are insufficient.

The communication may be as short as “I have an Offer for you” by TEXT, if you understood from whom it was sent and to which property it applied etc. The Buyer’s representative could also refer to having an 801 Form completed. It could be sent and that also would be sufficient. Even a short text to the effect that there was an 801 signed would work.

Remember, that the key aspect to the Offer being received is:

1)    the Offer exists, and
2)    the Listing Agent has written notice of the Offer’s existence.

Registered Offers

This is, of course, quite different from “registration” of an Offer. In that case, a phone call or other verbal assurance could be made and arrangements made for presentation. This “registered” arrangement takes place without a real Offer having been signed. The Buyer’s representative proposes to have it signed later in the day but wishes to be advised, so that they will be in the loop.

It is not proper to include this Offer in the count until it goes from being “registered” to being “received”.

If you run into problems here, don’t hesitate to retain a Barrister, Solicitor or secure the advice from a lawyer on this point.

Thursday, February 4, 2016

Ontario Credit Rating Goes AA or Alcoholics Anonymous

Please read the details and Chart for yourselves;

Component 3: Deficits and debt The final component measures the relative performance of the premiers on deficits and debt. Specifically, it measures a premier’s use of deficit financing for government spending and whether the premier increased or reduced their province’s debt burden. The deficits and debt component includes two measures, both of which are calculated relative to the size of the provincial economy (GDP). Deficits and surpluses are captured by the average annual deficit or surplus as a percentage of GDP over the premier’s tenure. Debts are captured by the average annual percentage change in net debt as share of GDP. Premiers who recorded deficits and increased government debt performed worse than those who balanced their books and reduced provincial debt. 

Conclusion In the current economic climate, the pursuit of sound fiscal policy by our political leaders is an important foundation for improving our economic well-being. This report measures the relative performance of 10 Canadian premiers in three core areas of fiscal policy: government spending, taxes, and deficits and debt. Premiers who fare well should be commended, while those lagging behind should use the performance of others as a model for reform. Regardless of where they ranked, all premiers, even those with high rankings, have room for improvement.

According to the interview I listened to this morning Ontario's debt service is a greater expense that what is being paid on Hospital Care or Education.  

This $ 300 Billion Dollars in Debt will require interest payment.

My bank would not allow me to borrow that much money without a plan of repayment.

What do you think?