Should everything be free?

We are here. READY.
You're the customer.
We strive not only for your happiness but for your long term success
Does this mean giving you everything for Free?
Not at all.

To make you happy in the long term; we need to survive in the short term, otherwise we're out of business, No one will be here to fill any of your needs.
  
I'm here to answer your questions and provide context.
What kind of ride are you on?

Real Estate for a New Generation

You've already made the decision to sell your home.  Now, we have to work to get you the highest dollar for your property and minimizing the disruption to your family and your lifestyle.

We will prepare the Market Evaluation for you because we know the local neighbourhood and the community, RE/MAX has a dominant market share that approaches 30%.  Combining this with online advertising, that is unmatched, you will have the greatest activity on your property within the first 21 day period.

Having the proper pricing of your home, and a superior presentation allows us to follow the trends that are happening in today's real estate market.

Real Estate continues to be a great investment; but we need to target the Buyers that we're looking for and HOW THEY come to us. Buyers are indeed online looking at different websites and we need to cater to them specifically by age and demographic. There are Mature buyers who are moving down, that are no longer competing with First Time Buyers for a starter home. They want Bungalows.

How can we capture their interest?

With YouTube Videos, Topical Information and with Social Media to Peak their interest and engage with them in a conversation.

We want to make your Etobicoke Home stand out.

We will be in communication with you, either by telephone or email, depending on your preference. My Performance Reviews are available on Video

Give me a Call Today at 647 218 2414

I'll take the time to look after you.

http://www.DavidPylyp.com
http://www.Facebook.com/dpylyp
http://www.Twitter.com/davidpylyp
http://www.SellinginToronto.ca
https://plus.google.com/u/0/109283965469179719942/about/

Do you suffer from Impecunity?

Have you ever had a case of impecunity?   What was the cure?  Did you deal with the Stigma?  Have there been any long term effects?

im·pe·cu·ni·ous

adjective

having little or no money; penniless; poor.

   [im-pi-kyoo-nee-uhs] 

My Father gave me a great lesson in life; He told me that while we may sometimes have no money we are never poor because we have our health, our imagination and our spirit to dream.

On this Thanksgiving I can think of no better answer to all our problems, of happiness and worth than to say we have an opportunity to learn and do more to earn money for the things we want [and need].  As long as we are healthy; everything else can be improved on.

I'm in Toronto Canada

Reach out and say Hello.

Using your Ipad for Real Estate

As a progressive Realtor and early technology adopter  I would like to ask your help and input on two Questions. 

Using the ipad for presentations and working with an ipad effectively, using it to sign documents;   Sending Listings to yourself for property tours, accessing hot spots? What else? 

For Beginners;  Using the Ipad is, What APPs to Buy and a concept of what can be done.  What do we want to know?

For the experienced user;  This could be Tips and Tricks,  How to use specifics like  Dropbox to keynote to Haiku Deck displays for Listing or Buyer Presentations.  New Graphic applications,    AUTO play presentations.  Do you display from Keynote or iBooks?

Can you identify specific topics or talking points, that you would like covered?  Which category do they belong to?

Thank you 

David Pylyp
Etobicoke Real Estate Agent
Accredited Senior Agent for York Peel and Halton Regions
Lives in Toronto and promoting Value
As we move forward It would be good if you also circled me on Google +
https://plus.google.com/109283965469179719942/posts

Order Your Condo Status Certificate Online

You can Order your Condominium Buildings Status Document Bundle online.  A number of condominium corporations have made electronic ordering of your Status Certificate Online available and receiving all the documents online by email.

This saves the condo corporation the expense and time in preparing Packages for Purchasers. These packages include the Building Declarations, Rules and Regulations, By Laws, Audited Financial Statements, Proof of Insurance Coverage and a Status Certificate. Today it should also include a Workplace Harrassment By Law and a Standard Condo Unit Description.

CONDUIT - The standard in online Status Certificates
Since 2008 D-Tech Consulting has changed the way status certificates are ordered and delivered. Condominium corporations coverage across the GTA and Ontario provide access to order status certificates from most condo's and property management firms.
High adoption rates with management companies, unit coverage and powerful management system have led to integration with the Ontario land registry system managed by Teranet. Their Geowarehouse service provides all Ontario real estate board with integrated and direct access to CONDUIT. https://www.statuscertificate.com/

The Lawyer who is conducting your transaction requires (for YOUR benefit as the Buyer) a Valid Status Certificate that is dated within 30 days of the closing, Signed under Seal with an original Signature.

The Bylaws, Insurance, Financial and Declarations are all documents that are up to date even when they are 9 months old.  The Status Certificate is relied upon to show if:

• The Condo Corporation embroiled in Litigation
• Long Term Repairs and Expenses
• Special Assessments for Operating Fund Shortfalls
• Confirms the Maintenance Fees and proposed Increases
• Confirms your ownership details of Parking Spaces and Lockers
• There are any outstanding Claims against Tarion

Yes, It is convenient; now your lawyer has an obligation to ask you if you want all the material printed (usually ..@ 50 cents per page) and you in an effort to save money skip the details.  If you have a lawyer who does not explain and show you the By Laws and documents, whether you own or have parking, purchased the correct unit, RUN! Change Lawyers.   I can recommend a few that are worth it.  Yes they charge more.  They actually do the job instead of gambling on Title Insurance Claim saving them. 

Its ok,  you just live in the apartment  Once you close your door......

Please work with people who understand the process and can explain these things to you in detail.  If You are buying into a building with poor management and a weak condo board  this makes the WHOLE purchase a gamble, not just your down payment or the Toronto Condo Bubble.   Are you Ready?   Give me a call.

Whats the Big Deal - I can Sell it Myself

With Internet, computer technology and apparently free advertising there should be a plethora of venues and opportunities to sell IT yourself.

You are saving VAST sums in commissions so you spent the savings on lavish colour brochures, a stunningly presented video about your residence, neighbourhood and amenities. Then added the RAW picture files as a pictorial online.

No...    Why Not?

Lets Examine a potential Transaction;

Remarks for Brokerages:  For All Appointments and Inquiries Contact:  The Home Owner directly at 647 218 2414 Email all offers to david@davidpylyp.com  Agents Welcome Commission Negotiable Via Seller-Use Form 202 -The Seller Has Reserved The Right To Sell The Property Themselves In The MLS ® Listing. 

CB Comm:$1 See Remarks  

Showing your house, is easy. I called and booked an appointment to show.  You agreed that IF we have an offer you are aware of Form 202 from the Toronto Real Estate Board. Sounds like you are Ready and Prepared.  I have a prospect in tow and hope you will not oversell your built in shelving and your son's woodworking project in the basement workshop. 

The Buyers likes your house; your asking price, IMHO is slightly optimistic but they are prepared to Negotiate. After showing a number of comparable properties we have a FIRST round offer. I need to present a Form 202 Prior to entering into a negotiation with you about the value of your home.

Now you feel my value is $1. The Buyer cannot add any expenses, surveys, inspection or taxes of the purchase, nor my commission to the Mortgage, as they generally are using their entire resources for their down payment. 

I need to continue with this Buyer through the counter offer (you didn't accept their initial offer) and explained you feel that your house is worth more [but the comparables do not support that conclusion.]

I do not want to argue LOGISTICS or Terminology or Timelines with you. No, you will not hold the deposit funds.  It is not my responsibility to explain your options to you. I represent my Buyer.
My Buyer clients often need support -- even hand holding -- during the buying and selling process. They need financial planning and approvals. They cannot call a website at night because they are having an anxiety about payments and budgets; Buyers remorse or second thoughts and detailed questions about what they already saw that's sold. It would be nice if they did, but they call me instead.

Websites are perfect for viewing homes for sale, but they however do not provide much in the way of service and are not the new, competing force in the marketplace. Interactive Web 3.0 sites have been around awhile and is here to stay. They have plenty of competition as they compete for consumer eyeballs.

The ability to find homes on the Internet is no longer impressive. Real estate experience and the ability to help buyers sort and filter data, to find and buy the right home for the best price is a valuable service that the Internet still cannot provide.

Updated Listing Kits are being assembled now. If you are considering Selling and you would like to examine one;  call and I will deliver this to you. Buyers receive a Satisfaction Guarantee.

416 233 9000 or 647 218 2414

My Marketing Plan for your Etobicoke Home

The marketing of your home is a vital part of the process. The preparation of a full Marketing Plan ensures that your property receives maximum exposure. Included in the Marketing Plan are the following:

¨  Install a “For Sale” sign on the front of your property

¨  Provide a lockbox

¨  Prepare and process all data forms

¨  Have colour feature sheets prepared to highlight the unique qualities of your property

¨  Create “BUZZ” for your property by networking with other agents as soon as the property is listed - agent open house held in the first week of listing your property

¨  Send targeted emails to agents, past clients and potential buyers to generate interest about your property

¨  Hold public neighbourhood open house to generate public interest

¨  Feature your home on the Homes West Toronto website  www.DavidPylyp.com

¨  Feature your property on the MLS (Multiple Listing Service) www.REALTOR.ca

¨  Feature your property on the RE/MAX website (www.remax.ca)

Especially for your home, I will do the following:

¨  Post and Syndicate Blogs about your property

¨  Take Digital Pictures for Loading to Toronto Real Estate Board

¨  Shoot additional property digital pictures for Slideshow upload

¨  Shoot Virtual Tour – Process, Render and upload to Video Sites

¨  Generate the QR code for your property

¨  Circulate your advertisement to online real estate sites

¨  Provide MLS data sheet with monthly payment, closing cost and financing calculators; income to qualify

¨  Initiate email follow up of agent prospect showings

¨  Maintain weekly reporting by email of marketing activities

¨  Report on local real estate competition changes

¨  Follow your lawful instructions

¨  The most critical stage  in your real estate transaction, the offer and its accompanying negotiations, I will personally represent you at the offer table and do my utmost to obtain the best possible price and terms for you by using my 24+ years of negotiating experience to your advantage.

¨  Ensure that the deposit accompanying your offer is certified and/or deposited into our Real Estate Trust Account within two banking days and help your lawyer where needed to expedite the sale.

¨  Assist where possible to ensure the timely completion of all conditions contained in your Agreement of Purchase and Sale.

¨  Ensure your Lawyer, Banker, Appraiser, Insurance Broker have necessary documents.

¨  PDF all documents for record keeping.

We do have an option of different commission programs for you to select the most appropriate plan.

The entire package is available for you to examine, from the comfort of your own home, by 

calling  647 218 2414 or email david@davidpylyp.com

Lack of Legal Expenses Means... Condo Board

Condominium Board Responsibilities - The concept of LOW or non existent legal fees on financial statements is not in itself a sign of a peaceful or  "CONTENT" building.

Legal actions no matter how frivolous or without merit when residents organize to Requisition Meetings require a response and legal representation.  The Corporation simply must defend.

Actions directly against the condominium corporation are controlled by Legal Counsel and the Insurance Companies that are footing the bill.  Condo Corporations have lawsuit insurance to defend the building as well as Ontario Human Right Complaints.

One poster recently remarked that a LACK OF LEGAL EXPENDITURES [on the financial statement] indicated a harmonious building;  Legal Costs are not in way related to Special Assessments or Long Terms Repairs and Updates required from the Reserve Fund.

The lack of spending on legal matters could also mean that your condominium Board has NOT undertaken the current legislative updates;

• Standard Unit Description - What are my standards to repair.
• Harassment in the Workplace - Yes your condo is actually an employer.
• Ontario Human Rights Tribunals - 

When you receive your Condominium By- Laws and Declarations you also receive a Financial Statement:  The picture, a snap shot of the corporations current financial position.  These Statement are Audited. They will provide for you some insights to the long term financial commitments that the Board is undertaking.   If your parking garage ( for 200 + cars ) needs repaving, it is a major undertaking, as would be windows or balcony repairs.

More importantly you should be asking if your [proposed] building has released the Tarion Warranty from any claims.  There are then no major structural deficiencies that will require attention.

While your unit maybe $300 - $500 thousand to buy,  the structure itself often closer to $100 Million in its entirety.

Use informed people to help you make a selection based on long term Financially Sound principals.

What do you think?

Add your comments here....  

The Private Sale - Etobicoke Real Estate

Pre- recession in the 90's the Big For Sale by Owner [FSBO] concept was Peartree.  Now we have Comfree and Property Guys. They give you a sign, some frames for your open house placards, some general instructions and you are on your own!  They post your ad on their website. Some add your listing to the MLS System.

The traffic and inquiries seem perfect?  But where are the offers?  Who helps the Buyers to move forward and create some urgency and focus?

Now what?   This video really gives a few life examples.


Yes, everyone would like everything to cost less. Etobicoke Real Estate is about knowing the community, giving context to all the available data, having insights about values and helping you decide the very best course of action for your family.

I am very prepared to negotiate for my commission, but remember, If I cannot negotiate my fee, how can I handle your equity?  The David Pylyp Group has 3 pricing structures to help you decide what level of service you need. http://youtu.be/9CK_T-drfrE You tell me.

Call me today!

Condominium Act Reforms Ontario 2012

The Etobicoke Condo Market has exploded with seemingly a crane on each major intersection. Buyers purchase, Banks Finance and people carry on with their lives. Once you buy into the condo, you park your car, use the gym and pool, cross the hallway and lock the door.  You are part owner in an often multi million dollar building and need to understand whats happening to the repair maintenance and upkeep of your home.

The Condominium Act does need to be standardized, each building has different Declarations, Rules and Regulations.  Condo Boards acting in good faith enforce the Rules they have been handed only to be struck down in Superior Court because of legalese or crafty wording.

Condo Boards need to be responsible for their decisions and obedient to the LAW. This is especially painful when Boards waiver to "SAVE" and not start the path of 20% contribution to their Reserve Fund and find themselves short of money in year 8 or 10 for a major repair by permitting lower maintenance fees.

Ontario is taking steps to modernize the Condominium Act, 1998, so it reflects the current and future needs of owners, residents and other stakeholders in the condominium community.
In an effort to respond to a booming and evolving industry, Ontario will launch a public consultation to identify a comprehensive set of issues, and long-term solutions relating to matters such as:

• consumer protection for buyers

• condominium finances and reserve fund management

• condominium board governance

• expertise/accreditation of condominium managers

• dispute resolution, for instance between condo boards and owners

The review will directly engage the entire condominium community, including owners, residents, developers and property managers.  Members of the condominium community will have the opportunity to speak about their issues, hear the concerns of others and work together to develop solutions.  Details of the public engagement process and information about how to participate will be announced this summer.
Strengthening the Condominium Act is part of the McGuinty government's plan to ensure a fair marketplace for Ontario families.

QUICK FACTS

• Over one million people live in condominiums in Ontario.
• There are about 525,000 condominium units in Ontario.
• Toronto had the fastest growing high-rise condo market in North America in 2011.
• About 50% of new home sales in Ontario are condominiums; 60% of homes sold in the GTA.

LEARN MORE

• The Condominium Act, 1998: Ontario's comprehensive review
• A Guide to Condominiums

Should things be left alone?
Should Condo Buildings be Regulated?

Have your say....

Add your comments.

Real Estate Sales drop because of Land Transfer Tax

In a never ending effort to seem MORE INFORMED we are offered this headline 

Real estate sales down 16% because of land transfer tax:National PostToronto The land transfer tax, while lucrative, drove down real estate sales in Toronto by 16% over the past seven years, according to a recent C.D. Howe Institute report. By raising the cost of buying a home, the tax caused many Torontonians to ...

Is the EXTRA Toronto Land Transfer Tax duplication  alone to blame?   What about the tightening mortgage qualification terms and shortened amortizations?   Adding the CMHC premiums to your mortgage PLUS the Provincial Sales Tax on that fee.  Is it the Market Value Assessment that in 2 years makes your municipal tax payment 1% of your property value?  What about double digit increases in Hydro Rates for condo buildings and then adding HST to all the services including reserve funds?  Or maybe its the endless drum of the media that the end is nigh....

Every level of government and media is trying to kill the Golden goose. [real estate market]

As construction and manufacturing are related to sales and the LOT Levy is related to Government coffers and General Revenues...   Should we be better stewards?

What do you think?   Add your comments

NOT purchasing with David Pylyp?

YOU probably will paid too much

When you are buying a house in Etobicoke, Markland Wood, The Kingsway or Michael Power Place, You need to know all the details about the neighbourhood and find someone who has seen all the houses for the last few years that have become available and sold.

How can two homes on the same street have such different values. Land, direction, sunlight and trees all take part in deciding values in a mature and highly sought neighbourhoods. Are the trees so large they block out all the sunlight?

David Pylyp inspects each home that comes available in the Etobicoke Real Estate Market that may be suitable to his Clients. Those fortunate enough, to have placed their trust in the sound guidance and soft spoken nature of David Pylyp and his team to help find their next dream home.


http://about.me/davidpylyp

By demonstrating Superior neighbourhood knowledge and dedication to his clients;

I would encourage you to call David Pylyp today.

416 233 9000    

RE/MAX Realty Specialists Inc.,
Brokerage

direct
647 218 2414    

Can't Touch this....

 How can I get your attention to demonstrate superior marketing ability and experience?

Marketing Questions To Ask The Real Estate Agent

Who Is Offering To List Your Property

With more than 90% of property buyers searching online for real estate, you'll likely be best served by an agent who understands modern Real Estate web marketing techniques.

Ask a few Questions For Your Real Estate Agent

· Will you create a single property website for my property? Will it be syndicated? Will this site include a video of the property? Will the video be on Youtube? How about some other video sharing sites?

· Is there a photo stream available with 15 or 20 pictures?

· How often can you post to Craig’s and Kijiji? What other ad sites do you use to drive visitor traffic? Are Facebook Marketplace ad impressions available for the property? How will they be targeted?

· Do you have any landing pages by topic that capture prospect interest?

· Will you post my property to your blog and update your readership with OPEN HOUSE dates and events?

· Will you create a QR code for the property? Will it automatically show the website and inside pictures and invite them to take a look at my listing?

· Can I help edit the MLS description you write for the property after we execute a listing agreement? Will you provide a Copy of your Marketing Plan?

· If you are not performing as promised Can I get rid you?

· If I buy something and we are unhappy, Do you provide a Satisfaction Guarantee?

· Which social networks will your blog posts about my listing syndicate to? How many total people do you have on your friends/fans/followers lists?

When you are ready, I would love to help sell your home.  Call             647.218.2414       or email

David Pylyp on Google+