Unrepresented Buyers I know.. Do it yourself

 Effective Dec 1st;   

You can now be an unrepresented buyer.

Prepare your own offer, decide your own price. Add your own conditions.

Have your lawyer prepare the offer....

You sign all kinds of things that you cannot sue me as I did not provide advice or suggestions on clauses or conditions or status or deposits or anything...

No he said she said....

No suing me and my insurance because you did not understand.  
I don't need to explain it...

Is that better? 

https://drive.google.com/file/d/1DNM9niElM-CeEmonZJsPCeNAahx2eOyp/view?usp=sharing

There are significant risks to representing yourself in a real estate transaction if you do not have the

knowledge and expertise required to navigate the transaction on your own. You will be dealing with

a seller or buyer who is benefitting from the services, opinions, and advice of a real estate agent.

It’s important to understand that the brokerage and its agents have a legal obligation to do what is

best for their buyer or seller client. If you are a buyer, for example, the brokerage and its agents are

working for the seller and must promote and protect the seller’s interests in the transaction.

Be aware that the agent is obligated to share anything you tell them with their client, including:

• your motivation for buying or selling the property;

• the minimum or maximum price you are willing to offer or accept; and,

• your preferred terms or conditions for an agreement of purchase and sale.

The real estate agent might provide you with assistance. It is important to understand any assistance

that might be provided by the agent:

• must be a service to their client, or incidental to a service to their client;

• must promote and protect the best interests of their client; and,

• must not include opinions or advice to you related to the transaction.

Just give me a call

647 218 2414 

Stay Relevant with Virtual Open House during Covid 19

Tough to stay relevant in a world that is changing by the hour.

That's just one of the challenges on our doorsteps during COVID-19  The New way to see Real Estate is the Virtual Open House. In the Toronto  GTA, I can do this for you.

**
**


 #Toronto #realestate  #Virtualopenhouse 


The story is now about hygiene at OPEN HOUSES and how COVID-19 has changed sanitation standards, including the availability of clean toilets and handwashing stations is astonishing: 

Will you provide wipes?
Hand Sanitizer ?
Rubber Gloves? 

This creates an entirely different conversation during your sale. 

 http://VirtualOpenHouseToronto.com

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. 

http://Calendly.com/davidpylyp

647 218 2414 

RE/MAX Realty Specialists Inc., Brokerage 01.08.2020 

3D Tours - Virtual OPEN HOUSE

3D Virtual OPEN HOUSES are possible with a Matterport Camera and HOSTING by Matterport  

Sample Condo 

http://Bit.Ly/PenthouseView

or Best Display of a Luxury Home in Mississauga

http://bit.ly/LuxuryVT

If a picture speaks a thousand words imagine the impact of a Matterport 3D Tour with 360°  views. Your condo available to thousands of new Buyers, shared by enthusiasm and social media. 

Virtual tours are hosted for a minimum 6 month period, so that you can use them in additional eBlast Marketing.

[Tours] can be embedded into a website or blog you control,  resized, like you would a YouTube video; they can be linked to TREB Virtual Tours. 

Cost is a minimum of $150 for the first 1,000 square feet then 15 cents psf there after.

Trimming of the model is onsite. (ESTABLISH WINDOW DOORS AND MIRRORS)  Time for scan is approximately one hour per 1,000 square feet.  More open space, timing is faster.  Additional Rooms take more time and more scans. Any camera position can be loaded as 360 degree camera view or high res image.

Floor plans are available at $50 per property.  (turn around 48 Hours) 

Bookings require good daytime lighting. ( near noon is best )

If you would like to schedule a scan contact http://DigitalImagingToronto.ca

If you would like this included with your listing call 647.218.2414 

*Not intended to solicit properties currently under contract 

Whisper Listings Listings for Luxury Homes

Recently a Hollywood movie star sold her house in a whisper listing.  Yes, You can have a look now at Jennifer 's House    http://variety.com/2015/dirt/real-estalker/jennifer-lopez-pocket-lists-hidden-hills-estate-1201419521/   but Toronto has more millionaires per capita than any other city in North America.  http://www.macleans.ca/news/canada/99-reasons-why-its-better-to-be-canadian/


So What is a POCKET LISTING?  Simply put, I protect your privacy.

It is a Listing that at this time the Seller has no intention of placing on the open MLS.

These are listings that I sometimes have that are in better closed neighbourhoods.  This may be because of school district or simply pricing. [or the owner's privacy]

We have met at an open house and  a specific buyer that wants this particular subdivision.  There are very few or none available.  I will write and canvas the individual homes for pocket listings.

Notes and Direct Mail; Receiving a few replies will lead to previews of specific properties, that will agree to showing their home discreetly.

These one party signed exclusive [pocket] listing agreements, may prove suitable or may not.  They nevertheless become available inventory to my clients.


What are the advantages?
Some want privacy...
Some do not want the open MLS knowing they are for sale
No people [shoppers] through the property that are unqualified to make the purchase.

Are you ready to be previewed for Whisper Listings?

Call Now....  If its busy call back

647 218 2414

Seller does not warrant the retrofit status of the ‘in-law" suite

What does that mean? I have been saying for years, many homes may have two or more kitchens. That does not make them legal basement apartments nor does a disclaimer that retrofit status need not apply. Need proof?

The Real Estate Council of Ontario (RECO), the body that licenses and governs real estate agents, is cracking down on representatives who advertise two-unit homes without making clear whether the second unit — usually a basement apartment — is legal.
Many agents typically use wording such as, “Agents and seller do not warrant legal retrofit status of in-law suite.” Descriptions like this could disappear in the wake of two recent decisions of RECO discipline panels.
Dan Plowman has been a successful real estate agent in Whitby, Ont. for 25 years. Last year, he listed a property, describing it as having “income potential” with “separate entrance/in-law suite.” The MLS listing for the property included the disclaimer that “we do not nor does the seller warrant the legal retrofit status of the ‘in-law suite’.”
That wording, however, did not appear on Internet listings, or on realtor.ca.
Wording like this is common in the real estate industry and is generally understood to mean that the basement suite is not legal. In my experience, Plowman’s listing used wording that thousands of Ontario agents have used and continue to use.
In a RECO discipline hearing, Plowman faced charges of acting unprofessionally by including information in an MLS listing which was either false, inaccurate, misrepresentative or misleading to consumers.
It was alleged that he failed to take steps to verify the legal status of the basement suite so that the appropriate language could be used in the MLS listing and available to consumers.
In an agreed statement filed at his hearing in June, Plowman admitted that he breached several sections of the RECO Code of Ethics and was fined $5,000.
http://www.thestar.com/life/homes/2014/10/03/agents_on_the_hook_for_illegal_inlaw_suites.html

Clearly this was meant to cover the owner from potential liability.  The agent thought he did that properly, as you cannot use the income to qualify for your mortgage as the declared use on the offer is still Single family residential.

What do you think? Fair or deceptive?

How can you protect yourself from dishonest sellers?

Yes, Home Sellers do mask defects
Yes, you can protect yourself.

You can create a viable buffer with these two powers.

Dishonesty cost  sellers a bundle - and thankfully, the listing Agent saved their real estate company from bearing the brunt.

Home Verified Reports from GEOWarehouse are available to explain what INSURANCE history may have occurred at that address.

Have there been any claims for fire, flood or theft?  Wind or Storm damage and especially any criminal activity.


Home Buyers Insurance 

Dishonesty cost these buyers Nothing.  With Home Insurance available from CHS Safe Close TM  
You are protected from irrecoverable costs related to Premium Home Systems and Appliance Breakdown for a 6 month period commencing 15 days post the closing of the sale.

Simply put, you are not only covered for appliances, you are also covered for major systems like your Central Heating System, Built in Wall Units, Central Air Conditioning, Heat Pumps, Interior Plumbing, interior Electrical or Owned Hot water Heater.

This exclusive offering is only available when you purchase your home with the David Pylyp Home Buying Team TM.   Insurance is provided by Rhodes and Williams Limited.

Call for details today. 647 218 2414    http://BuyinginToronto.ca

Dave's your best friend when...

David Pylyp is your best friend;

• when you need pictures for that insurance claim
• when you are unsure if its a Landlord or Tenant Problem.
• when a condo corporation raises your Maintenance Fees.
• when your tenant won't MOVE.
• when your house won't SELL.
• when you don't want to live together anymore.
• when you want Value in your purchase.

You don't have to like me...  but do you need me.

Should you know if it was a METH LAB or Grow OP?

If a Toronto Home you are considering as a purchase was a GROW house and forfeited their hydro meter, required a ESA re -inspection to have their occupancy permit reinstated then paid fines; Do you have the right to know?

HomeVerified Home and Neighbourhood History Reports
OREA has received member inquiries about privacy issues arising from HomeVerified home and neighbourhood history reports. These reports disclose the history of insurance claims and reported incidents of marijuana grow-ops and methamphetamine labs at subject properties. They are currently available for purchase by listing brokers through Teranet's GeoWarehouse.
In response to these member inquiries, OREA reviewed sample HomeVerified reports with outside legal counsel and met with HomeVerified and Teranet. After carefully considering the matter, we have concluded that use of these HomeVerified reports by our members raises significant privacy law concerns.
Specifically, we concluded that if a privacy complaint is made, Canada's Privacy Commissioner would most likely decide that the HomeVerified reports contain personal information under Canada's Personal Information and Protection of Electronic Documents Act. That law requires the consent of the individual before you may collect, use or disclose their personal information for commercial purposes. Despite our efforts, we received no assurances that the necessary consents are being obtained from the individuals whose personal information is provided in these reports.
As a result, OREA would like to advise its members that, at the present time, their commercial use of HomeVerified home and neighborhood history reports without the consent of each individual whose personal information is in the reports, places them at risk of contravening applicable privacy law. Complaints made to Canada's Privacy Commissioner could result in the member being ordered to cease this practice, and in some cases could lead to a court ordering the member to pay monetary damages.
To date our members' inquiries have been limited to HomeVerified's product. We understand there is at least one other provider offering home history reports to our members in Ontario. We will take similar steps to consider whether our members' use of other available home history reports also puts them at risk of contravening privacy laws.
OREA will continue to monitor this issue and will keep its members informed of any further developments. For further information, please contact Ontario Real Estate Association. 

In this instance deferring in favour of criminal activity seems wrong.   If you have a Criminal Charge but the charge was withdrawn or dismissed  I guess that the MOLD in the walls and ceilings will self repair.

I think that Buyers are entitled to this information  http://BuyinginToronto.ca

Have they denied you a Mortgage? You already pay HUGE rent!

We all want to own our own home;  Its an emotional issue.  Belonging.  Stability. Your refuge.  Your own lawn or Balcony away from the world. This is Human Nature and one of the BIGGEST draws about coming to Canada.  

The New dynamic of Contract Employment and Now YOUR responsibility to remit taxes is creating a strata of Strong Income Earners who are paying very high rents to live in Toronto, [ yes albeit in modern clean well appointed new condo developments,] that may have missed a payment or two, missed a filing deadline, still have a student loan, become divorced or simply had a reversal of fortune that dramatically changed their circumstances and the CREDIT BUREAU report. 



You are ready to start a family and your needs are changing.  We need to look at this differently. Let's Get your credit repaired and Go Buy you, your own place, so you can stop feeling like you are throwing your money away on rent.

If you are in the Toronto GTA, I would like to meet with you.

http://Bit.Ly/GetDave  or write http://Bit.Ly/CallDavid   or  email

Of course;   You could just call 647 218 2414

Improve your sales Price with NEW Hardwood Flooring

Liz Manore, from the Company of Organizers, does a wonderful job to repurpose your existing contents when staging a home but sometimes you plainly need to make hard dollar improvements prior to listing the house for sale.  With this in mind we contacted a well known flooring company.





In my ongoing efforts to provide you with value added service I have joined forces with Roman Mamalyga of Canadian Floor Coverings for an exceptional offer. Roman has been providing quality flooring solutions and professional sales, service and installations in the greater GTA for over 25 years. They are recognized as a leader in the flooring industry in both the residential and commercial applications.

We are pleased to offer an additional 25% off all flooring products PLUS an additional 25% off all service and installations or a deferred payment installation program to assist your sale. * please call Roman Mamalyga for details at 416 938 0648

Let's get started today!

Call David Pylyp for a jump start on your home search!   Where will your search take us?  http://Bit.ly/GetDave  Your contact for New Listings in West Toronto.

Toronto has 118,000 Millionaires!

How do we rank as a Country compared to others?





Where do the wealthiest want to live in Toronto?   Ahh   That is a good question. 

Source: http://www.guardian.co.uk/news/datablog/2013/may/08/cities-top-millionaires-billionaires

Lets find that perfect home for you.   Call me.

Curb Appeal Sells Toronto Real Estate

According to RE/MAX Research Properties that have enhanced their curb appeal tend to sell 7 days faster and for more money.

Some fresh planting or bush trimming could be the magic that you need to get your home sold.

Want to get your house sold faster and for more money?


Talk to your local Toronto real estate professional

My Name is David Pylyp 
Call me at 416 233 9000

Have you outgrown your condo?

Need a little extra elbow room?

Feeling a little cramped stepping over one another?

I can help you with that....

Call me for a larger place of your own.  416 233 9000

Storage Lockers are in Toronto Too!

We have a thriving Storage Locker Business in Toronto. Our Family will squirrel away items that could be used later, then We watch them find long lost and abandoned family heirlooms and items of value.  Our sense of curiosity peaked by the search through someone else's life.  But its happening every day...

Yet It could so quickly become our parents who put things in storage to make space in their home and all is forgotten for the sake of a few index cards and organization.




Many people have off-site storage lockers Where they SAVE items that no longer have purpose. What may have started as a short term solution for their storage needs, but has become a long term issue.

The cost of paying for a locker can ADD up to thousands per year. Unless an index of all the items was made when the locker was filled, most people don't even remember what is in the locker. 

In the end a storage locker becomes a very expensive garbage can to be cleaned out later

Lets deal with it Now 

Liz Manore   905 467 2400.

Staging and Organizing your Toronto Home and preparing to sell?

Selling Yourself FSBO

For Sale By Owner Toronto



It might be tempting to save some money by trying to sell your house on your own, but consider this; Almost 1/3 rd of all sales come from agents to agent sales, who work the neighbourhood or past Client referrals, people we have worked with before.

This means that my database of past and existing purchasers is your best opportunity to getting your house sold for more money in less time.

Want to know more?

Talk to your local Toronto real estate professional

David Pylyp
416 233 9000
http://www.Facebook.com/dpylyp http://www.Twitter.com/davidpylyp http://www.SellinginToronto.ca https://plus.google.com/u/0/109283965469179719942/about/

Never (Ever!) Offer a Distressed Seller This…

You have all seen the flyers  left on someone's door explaining that (he) was a real estate investor, could buy his house, pay cash and close quickly. Unimaginative, I know, but effective.

Jack was behind on his mortgage and needed help, Quickly. The POWER OF SALE Eviction date was less than a week away. I knew this because, desperate and out of options, he called after finding the bright yellow letter.

I was a little nervous to meet with him. After all, Jack had over $80,000 in equity in his home. He had procrastinated in dealing with his situation for so long but with careful negotiation he could score himself a home run.

As we sat at his kitchen table, Jack described his financial situation. He was disabled from a previous job and living off the insurance. Some unexpected expenses came up and he couldn't pay his mortgage. He got behind and just couldn't seem to catch up. Sad, but not uncommon. I’d heard many stories like his before. I listened carefully and told him I understood.

There are still some options even at this stage;  Legal involvement in your situation, refinancing your program and getting you on your feet or simply to move out.

Controlling your own sale permits you the option of redemption until the Banks Sale goes through. Your mortgage holder will be reimbursed in this order

• The Condo Maintenance Fees
• Municipal Property Taxes
• Lawyers fees
• Sale Expenses
• Interest Expenses
• Then the balance is paid to principal

Now you are responsible for the deficiency (remaining) balance. That's what power of sale means. The Power of Sale Demand Notice is for both possession and the balance outstanding. In Canada when a property is foreclosed upon a Lender takes control of the Asset ( It now becomes their asset ) 

Veronica Thompson is a licensed Mortgage Broker providing First and Second Mortgages, Refinance approvals plus We can provide solutions to your money problems quickly. Some of the issues we have dealt with are helping you create household budgets, consolidations and refinancing.

There are many reasons why you need mortgage or credit assistance; we've heard most of them, so don't hesitate, give us a call             416-410-1150        or send me an email.
Veronica Thompson, a Mortgage Agent with Mortgage Alliance Accumetrix (License #12036) concentrating her efforts in the Toronto GTA that includes Mississauga, Brampton and Oakville. Ask a question or Get Help Here.

Sorry that you were misrepresented on that Rent to Own

Was it presented to you as a good deal? 

This Rent to Own program that gains favour from time to time.  I ranted about this extensively during the 2008 Credit Crisis when all the North American markets CLENCHED shut for about 6 months into January of 2009 when [Obama] the AMERICAN GOVERNMENT released the Bail out Money. People  will try to take advantage of others misfortune.

http://eleganthomesinwesttoronto.blogspot.ca/2008/09/lease-to-own-housing-plan-leaves.html

Those very same factors are in play right now in Ontario [the Toronto west GTA] with Tightening Credit Criteria from CHMC, shortened amortizations and stricter verification to qualify for a mortgage processes.

This program is especially appealing to those who have strong cash flow but less than stellar credit.   It has value in the fact that you can afford a "DEPOSIT" in addition to the First and Last Month's rent on the Rental, and Money will be added to your deposit on a monthly basis at $200 or $300 from the over inflated amount paid.  Well thats the way you planned it and understood it to be.

This contract usually has a fixed selling price for a future date or an OPTION to Purchase.  These must be clearly spelled out in the contract.  If the market adjusts; you need to have an out, but what about the payments you have already made, Will you get those back? WHO will finance an over priced purchased because you have a fixed closing date?

Risky Business
Toronto real estate lawyer Bob Aaron said all sellers take that risk, when they sign up for rent to own.
“There’s a fringe of investors all over the country who make money teaching courses and putting buyers and sellers together with rent to own,” said Aaron. “The biggest problem is: how do you get rid of a bum [tenant]?”
Real estate professionals said tenants also risk losing the money they put toward a purchase. http://www.cbc.ca/news/canada/british-columbia/story/2013/02/08/bc-renttoown.html
“There’s no accountability with this kind of system,” said Samantha Gale of the Mortgage Brokers Association of B.C. “You don’t have some kind of standards which are adhered to and you don’t have any kind of recourse.”Because operators like Burnett are not licensed or regulated, when deals go south, consumers have no recourse but to launch court battles.

The article points out potential pitfalls from the unsuccessful negotiation of a "deal".  I work with a Credit Repair Counsellor [Veronica Thompson] who is also a licensed Mortgage Broker to interview and help prospective purchasers secure a property.

If you are not dealing with the underlying issues that make you candidate for Rent to Own, a lack of financial records, low credit score,  poor job stability or divorce...   what makes you think that in 5 years your credit will be better to instantly qualify for a mortgage based on a future value.

Have you ever changed your mind after a few years?

What do you think?   Is rent to own your only option?

RE/MAX forecasts 2013

RE/MAX adds a balanced perspective of the pulse of the Toronto and forecast 2013 to 2014.   Angus Reid Home Buying Trends Reports....  1100 prospective Purchaser responded...




The intangible factor in all these assumptions is the growing number of retiree's.

What will they do?  Condo - Fy?   Improve their existing property? Double down with higher mortgages and buy Bungalows?

What do you think?

David Pylyp
Toronto

Buyers are so Happy they are being Injured

Veronica Thompson with Mortgage Alliance shared the newest marketing video with me. Absolutely had me howling with Laughter at the Happy Dances and Actual injuries that occur during the celebratory We Got approved for the Mortgage Happy Dance!

Veronica Thompson is a licensed Mortgage Broker providing First and Second Mortgages, Refinance approvals plus We can provide solutions to your money problems. Some of the issues we have dealt with are helping you create household budgets, consolidations and refinancing, smoothing out Credit Bureau errors and working with you over a period of 6 to 18 months to improve your credit score. Credit Repair Secrets 

There are many reasons why you need mortgage or credit assistance; we've heard most of them, so don't hesitate, give us a call 416-410-1150  or send me an email.

Veronica Thompson, a Mortgage Agent with Mortgage Alliance Accumetrix (License #12036) concentrating her efforts in the Toronto GTA that includes Mississauga, Brampton and Oakville.  Ask a question or Get Help Here.