Property Sales go virtual as work around Covid-19

If you need to sell your home or condo;

I’m the guy who does his job.  I do the virtual open house tours.  #Toronto #virtualopenhouse.

People see your home safely online. They inspect every nook and cranny.

They make an offer with a clause for physical inspection.

You vacate the property for that day.  We disinfect the door knobs and surfaces.

The buyer comes in, verifies what they have seen in the Virtual Open House tour and signs off on their conditional offer.

Easier to see the Virtual Open House 24 hours a day and share the URL. 

Call for appointment 647 218 2414 

Realtor POSTS services on eBay

Is there a way to reach out to a new generation of internet savvy users?   I think so.

What CAN you do that is unique? Singular in purpose to engage, inform and educate, to meet new people? Ebay Auctions http://cgi.ebay.ca/ws/eBayISAPI.dll?ViewItem&item=300875423820#ht_640wt_1186

What are you doing that will get you noticed?

Available for Opinion of Value or Market Evaluations,  Discussion of Senior Housing Issues / Planning and Options for Seniors,  Condominium Board participation, YouTube Advertising and SEO for Website Managers, Social Media Engagement or Teaching a Class



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

What Condo Amenities Do you want?

Expenses as% of Operating Budget.
26%  Utilities
25% Contribution to Reserve
20% Building Maintenance
10 - 17% Security Concierge
6% Management Fee
1% Legal Professional Fees

You control the balance as discretionary spending for improvements

Monthly maintenance fees are split in two: one part goes towards the reserve fund, and the other towards the building’s expenses. These fees range from around 50 to 90 cents per square foot, depending on how much it costs to run the building. If your condominium has excessive amenities, you’re paying for them, whether you use them or not.
The most common and probably the most-used features are the gym, rooftop terrace, and party room. As a condo owner, investor, and realtor, I see value in all three, but anything else is unnecessary. Have a look at the following amenities and make up your own mind.
Pool; you want to swim laps in an Olympic-sized pool, or hang out on the deck on a hot July day? The worth of a pool depends on whether it’s buried in the basement with no windows, like at Wellington St., or in open air with the sun beating down and a fantastic view.
 http://www.thegridto.com/life/real-estate/condo-amenities-that-arent-worth-the-money/#comments

Buildings like Cresford's NXT along the Queensway at Windermere will soon be adding a second Tower to the current amenities. There is a Theater Room but is it used as a community movie Thursdays or simply as something you rent for a birthday party?   The usual GYM exercise area exists facing - looking at the pool and patio.  The on site day care center has a tremendous value.

The outdoor patio and lounge chairs are exquisite and enjoyed all summer long, beside the pool, sheltered from the wind with only the sunshine!   Perfect!  During the Winter there is a smaller indoor lap pool.

Roof Top Disco's have been done before.   The Palace Place and Palace Pier ( at the foot of the Humber River) have captive restaurants and the Sky Club.   Years ago these were active hotspots for the residents.  Now they are under utilized.   The focus and population has changed.

What building features do you feel are the must haves?

NXT Toronto

NXT on the Queensway

The Twin Tower design with stunning two story glass foyers, elegant front double glass door entryway.   The front gardens have been planted and will be an added attraction for years to come.  

Maintenance fees will continue to be lower than average with a building that has 30 plus floors and 18 Suites per level.
Elevators have been problematic.

Contact Front Desk Security at NXT on the Queensway  416 761 9962

Contact Management Office NXT  416 255 6520

Windermere Early Learning Center at NXT  416 763 2734


The on site Day Care Center is a not for profit business, under the auspice of the Child Development Institute, that has installed itself with a waiting population of small people ready to attend. The Waiting List is ordered with preference given to Residents of the 103 and 105 The Queensway.  Current population is near 60 children. This Child Care center is a fully licensed and inspected facility that accepts infants, toddlers and 30 to 60 month old students. Costs at this not for profit are $76, $72 and $56.75 per day. (Youngest to oldest)

The Windermere Early Learning Center currently has spaces available in the 30 to 60 month programs.  The Infant and Toddler programs go quickly, with some waiting months for placement. 

With Warmer weather outdoor excursions are possible to the playgrounds, waterworks and splashpads at Windermere and Lake shore.

The NXT 2 is almost ready for Occupancy with the lower floors populating shortly.   It is a slightly taller structure at 35 floors averaging 15 suites per floor from the 33rd to 35th, and 16 suites per floor on levels 3 to 32.

Both Towers will share the elegant double story glass foyer, indoor and out pools plus lounge patios in a sun filled, wind buffered private area.   Main floor Gym is well equipped.   Movie nights at NXT might just catch on.

If you would like to be here ...  Call me.  416 233 9000
Floor Plans are available


Lets start by making a plan for where you want to be. Call me at 647 218 2414

Selling your Suite at NXT by Cresford?

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

No Pets In a Toronto Condo

No Pets Means no Pets

No-Pet Clauses in Rental Condominium Leases

Posted by Keir Wilmut

Following on the heels of Heenan Blaikie’s condominium group’s recent seminar “It’s Raining Cats and Dogs”, the Toronto Star has weighed in on the always controversial issue of no-pet clauses in leases:

Under the law, you can’t prevent a tenant from bringing a pet into your property, unless it is a condominium and the building declaration says no pets. So even if a landlord and tenant sign a lease that says no pets, the tenant can bring 2 dogs and 4 cats the next day and there is nothing the landlord can do about it.

Yet if the landlord has a no pet policy in the entire building, they can probably refuse to approve the tenant in the first place if they know the tenant has a pet.

Tenants are governed by the same rules and restrictions as owners. As the Star notes, if a condominium corporation’s Declaration bans pets, an owner can ban tenants from having a pet in their rental unit. A condominium corporation’s Declaration is the equivalent of its constitution, and does not have to be reasonable.

However, the vast majority of Declarations do not contain provisions banning pets. As a result, many condominium corporations have passed rules restricting pet ownership. Like all rules, though, rules regarding pets must be reasonable. In practice, this means that a blanket “no pets” rule is unlikely to be upheld by the courts. Instead, condominium corporations should consider more reasonable rules such as only one pet per unit, or only pets that weigh less than 25 kilograms.

While tenants are subject to the condominium corporation’s rules, landlords cannot enforce additional rules regarding pets. If a condominium corporation’s rules allow one small pet, an owner cannot evict a tenant who has a cat – even if the lease purports to prohibit any pets!

For more information on this fur-raising issue, read Heenan Blaikie’s guide to pet restrictions in condominiums, or watch “It’s Raining Cats and Dogs”.


While the simple solution becomes to LIE, the front desk concierge is there at visitation and move in to enforce the buildings Rules and Regulations.

Welcome to Condo Life;   If you chose this lifestyle you agreed to the Rules    Do not expect exemptions.

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....