Wednesday, August 30, 2017

Home Energy Audits ONTARIO

You need a lawyer.

You need a Real Estate Agent.
You will see the Home Inspector.
You need a Stager / Painter / Decorator

You paint, you clean, you fluff pillows.
You wait for a buyer. Now the home you have lovingly cared for, for 35 years requires an ENERGY Audit in addition to the anticipation and stress of selling.

Thank you

If governments follow up on this demand, the impact will be felt by everyone who owns a house. And with audits typically priced at $400 to $600, this is not an insignificant obligation. This burden will inevitably fall hardest on modest-income homeowners. Mandatory energy audits will also punish owners of older, less energy-efficient homes. If you own a heritage home today, be warned that your house will become harder to sell in the future, as disclosure of energy costs becomes yet another item to be obsessed over by prospective home buyers along with local schools, commuting routes and potential neighbours.

Ontario has promised to pay the full cost of these audits: an expense of approximately $125-million per year. But this commitment only covers the first two years of the program. Anyone planning to sell their house after 2020 may end up having to shoulder the full or partial cost. That’s because the money to cover these free audits is supposed to come from the province’s share of income taxed from the province’s cap-and-trade program. If revenue from cap-and-trade disappoints, someone else is going to have to pick up the tab. Who might that be? http://business.financialpost.com/opinion/mandatory-energy-audits-would-impose-costly-time-consuming-burden-on-home-sales

Singularly its a great thing.

When done in addition to all the other CONSTRICTING EVENTS of 2017;
Stress Test on Mortgages
Foreign Buyers Tax
Fall in Real Estate Values 2017

Now a Home Mandatory Energy Audit.

Its getting harder to sell homes.

http://DavidPylyp.com

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.

http://www.lashcondolaw.com/wp-content/uploads/2016/08/Lash-Condo-Pets-Brochure-LR.pdf

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 REALTOR.ca

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

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!]

http://davidpylyp.blogspot.ca/2016/06/14-welbeck-drive-brampton-on.html

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?

I would be pleased to chair your Etobicoke or Toronto offer.

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 arunmiglani9@gmail.com

RE/MAX Champions Realty Inc.,

9. Ravi Bedi ravibedi@hotmail.com RE/MAX Gold Realty Inc.,

10. Bhupinder Singh Jassal bhupinderjassal@gmail.com Homelife Superstars Real Estate

11. Ian Futrega ifutrega@gmail.com Royal Lepage Credit Valley Real Estate

12. Steve Hricky Stevehricky@gmail.com Kingsway Real Estate Brokerage

13. Naji Nader nnnejad@gmail.com 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 4-5^th.
"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, visithttps://matterport.com/order-international/ or visit Matterport at REALTOR® QUEST in booth 819. To find a Matterport Service Provider (MSP) in your area, visithttps://matterport.com/find-a-photographer/. For more information about becoming a MSP in Canada, visit https://matterport.com/become-an-msp/.
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 matterport.com.
FOLLOW US ON:
Twitter@Matterport
Facebook LinkedIn

MEDIA CONTACT:
Tim Smith
415-350-3019
press@matterport.com

Read more: http://www.digitaljournal.com/pr/2926310#ixzz47pc5XLAk

You can contact a Matterport photographer right here in Toronto, ON Canada
http://www.digitalimagingtoronto.com/

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.”
http://www.remonline.com/report-identifies-36-dangers-to-the-real-estate-industry/

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