Handling the PROBLEM and DRAMA listings in Toronto

It will never happen to us.

Working with difficult or complicated situations we need to Set The Stage For a Successful Sale.

Real Estate involves frequent interactions with people in a multitude of situations, ranging from getting along with divorcing parties to warring siblings negotiating the sale. Maybe it requires the eviction of a Hostile Tenant and then the sale. Maybe you are out of Province or even country. Part of my success depends on my ability to effectively problem solve.

Here are some tips for dealing with difficult people and stress inducing situations:
Meeting privately – having an audience listening causes more defensiveness.
Expect that difficult situations will take time to resolve.
Don’t take things personally. Recognize that your role is to be calm and objective.
Use Active Listening Skills.
Let’s Identify The Problem

Clarify the expectations of the sale and the impediments.
Encourage the parties to talk – this will provide more understanding of the “real” issues involved and often provides clues for possible solutions.
Context – Can we reframe the problem so that it is not personal? We can make the problem something that we are all working on collaboratively to solve.

Bring in the legal and conflict resolution people we need.
Call me… Let’s talk
David Pylyp
RE/MAX Realty Specialists Inc., Brokerage
416 233 9000 or direct 647 218 2414

https://plus.google.com/u/0/+DavidPylypToronto/about

Everyone else seems to sell it themselves

I’d rather sell it myself…    

I often get the question. When I list my house why should I use a realtor? Why not just sell it myself? What would your answer be?

 We could cut our kids hair…  My Dad used a bowl till I was 12,

 I could paint my house, but I don’t…. 

I could read a book and become a gourmet chef….  If I practised…

An amateur photographer can take pictures just as good as the Wedding Photographer…

I could represent myself in Traffic Court but I take a Court Agent…. Why? 

 Because they are skilled and understand the process that has specific and save me from dire consequences as a consumer. 

 

It not the actual doing … It’s the being prepared for what could happen and knowing what to do when it’s necessary.

 

Drama belongs in the theatre  not in a real estate transaction. We get paid to be knowledgeable, remain calm and coaching our clients in an orderly process avoiding Legal missteps and protect your financial net worth.

 

What do you say?

 

Lets Talk   647 218 2414

 

 

Condominium Act reform is close – Ontario

Yes the Condo Act from 1998 has been tested and “LOOPHOLED” where there are shortcomings and these need fixes. Adding an additional layer of Government that is similar to a Tribunal will create expensive government red tape and bureaucracy.  Court Rooms, Paralegals, defenders. Hearing Rooms, Benches, Judges, recordings, DARP where we already have arbitration and mediation available. 

All because Buyers refuse to read and understand condo Declarations and want to appeal BY LAWS after they move in.  Yes, I understand that there is opportunity for abuse of the Rules process.

 

09/24/2013

Residents, stakeholders and experts representing Ontario’s booming condo industry have shared their proposed solutions for updating the province’s Condominium Act. Released on September 24, 2013, the stage two solutions report is the result of extensive public engagement efforts undertaken by Canada’s Public Policy Forum and Ontario’s Ministry of Consumer Services (MCS).

Key recommendations include:

• Creation of a Condo Office, an arm’s length umbrella organization that could provide functions such as education and awareness, dispute settlement, condo manager licensing, and a condo registry.
• Improved consumer education and protection
• Updated financial management rules and dispute resolution mechanisms
• Stronger qualification requirements for condo boards, including mandatory training for first-time members
• A new licensing program, managed by the condo office, to ensure that condo managers are properly trained and qualified.

To produce this report, people with expertise in various condominium issues reviewed the Stage One Findings Report and the public comments it generated.

 

Documents

Stage 2 participant list

News release

Backgrounder

Stage 2 solutions report–full report

Executive summary

Condominium Management Working Group Outcomes.pdf

Consumer Protection Working Group Outcomes.pdf

Dispute Resolution Working Group Outcomes.pdf

Finance Working Group Outcomes.pdf

Governance Working Group Outcomes.pdf

http://www.ppforum.ca/publications/ontarios-condominium-act-review-stage-two

 

 

Condo Owners Need and Boards of Directors also need to band together to get better representation, prices for services and contracts that are tendered.

 https://plus.google.com/u/0/communities/107767300045256504419

 

Have you had condo problems?

Self Representation means you are getting customer Service

I go to Sobey’s and select my grocery purchase.   I fill my cart; wait in the self checkout line, bag my own groceries, pay by card and leave.  Where was my discount?

Who started this SELF REPRESENTED Nonsense… I filled my own shopping cart at STAPLES. Now you do the paperwork but I want CASH BACK?

Try that at your Bank for a mortgage! You’re doing your own appraisal? How about the dentist? Your own fillings?  When you are closing a real estate transaction; tell your lawyer you will handling FAXING and Delivering documents yourself to save on courier fees.  No, I don’t want anything explained; because “We know it all! We read it online.”

The people with the highest interest in the outcome of the checkout process are the very same people that self-checkout puts in charge: me! How could it not work? It’s the perfect alignment of self-interest.  Of course you will be fair and want to pay market value.  Its the Perfect Storm

#BREAKING NEWS FLASH
The Seller pays the Buyers Agent for procuring an offer. Thats COMMON LAW. Sellers clear all charges and debts related to the sale of the property. That’s COMMON LAW.  If you are trading in real estate and think you are capable of receiving NO service from me, whatsoever, thats fine.  

BUT…

Are you biblical?  You cannot serve two masters  – Matthew 6:24

I have a contractual obligation and agency relationship with a home owner to procure offers for sale on their property.   NOT switch sides and work to get you the best deal.

It costs you [The Buyer] nothing … To Give me a try. Call me or http://Bit.Ly/GetDave

If It was a grow house – Do you want to know?

Are you entitled to know If a Toronto Home you are considering as a purchase was a GROW house, 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.

You cannot obtain a mortgage on a property that has no occupancy permit;  you cannot live in it.

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

 

How you can check for previous water damage claims

Photo Cred Tom Ryaboi

You thought you took your time and asked all the right questions…  Everything looked so freshly painted and well finished.   It wasn’t finished, It was masked and hidden.

We have had two major floods in Toronto in the last few years. Storm Damage has been swift and indiscriminate.

 

They sweep out the water.   The broadloom has dried and dehumidified for weeks / months.  Now, that house is up for sale.     How will you find out what happened in the past.    I do.

 

Home Verified Reports are available to real estate agents through Geo Warehouse. This provides a documented 5 year claims history of that property’s activity including if its been a GROW HOUSE.

 

   

HomeVerified Brochure by David Pylyp

The Home Verified Report allows you access to the exclusive database for property insurance claims.  Any claim by any insurer in Canada is recorded here incl; fire, flood, sewer back up, hail etc., going back a five year period.  Grow OPS Records are also included.

This  means that our team is able to provide you more details about the home you are considering as a resale home purchase and give you clarity and confidence to move forward.

Is this the type of information you need?

Lets get started buying your next home.

There is Danger Here – Will Robinson!

There is danger in the Real Estate market;  but it may not be the Bubble or Over Supply, Meddling and tinkering with Finance Programs or even the addition of higher lot Levy’s to the purchase price. Demand continues unabated.

The Toronto Real Estate market just seems to defying logic and continues to increase in price (5% yoy) [and competition] for single family homes.  Taking the average sale price in the 905 [ ring of homes around the 416]   Land Transfer Tax Calculator net of First Time Buyer Rebates.

Average Sale Price in 905          $598,708

Ontario Land Transfer Tax              8,449

Toronto Land Transfer Tax              7,699

Inspection Legals      +/-                 2,500

Mitigating Factors;

You are impacted by two land transfer taxes PLUS the legal fees to close.   I am assuming that CMHC Hi Ratio fees do not apply ( unless you are media where everyone is buying with 5 % down)   Average Mortgage in Toronto is $270,000.

Buyers have been reduced by the Bank of Canada reducing restricting amortization terms to 25 years.* (Yet other insured lenders continue to offer 30 year ams on insured mortgages) You will be taking a five year fixed rate because that is prudent with all the rhetoric about increasing interest rates.   

Selling after 4 years of ownership will incur the following expenses;

• Lawyer Fees      $ 1,600
• Mortgage Penalty at 3 months differential  $3,000
• Real Estate Fees   assumes 5% but we all negotiate  $30,000
• Irrespective of the property taxes and living expenses of heat, hydro, water, insurance repairs gardening, repairs and improvements….

The Toronto Real Estate market would need to gain just shy of 10% accumulated over the next 4 years JUST to BREAK EVEN.

Real Estate is something to buy and hold for decades; raise a family. Plant roots in a community, Join volunteer Groups and Community Watch.  Worship, have christenings and weddings.  Graduations.

I appreciate the benefits and concepts of home ownership and building equity.  I do not believe in Buying to Flip with our Expense and legal structure of ownership.

What do you think?  Ready to Buy a house?   You’re staying put, Right?

 

But you have NO Deposit!

You want to move…  You have already been looking at #NSFW pictures of houses in choice neighbourhoods around Toronto.

 

Stepping into brisk real estate market seems formidable. 

You have a place already,  you have overgrown or its too far from work, now.

You have equity in the place now but you just have not been able to SAVE UP the deposit of $10,000 towards your next purchase.

I can help you with that.

We can provide [lend] you the deposit that you need to make things happen. The cost is modest with an application fee and it is secured against your existing property. Expense is modest and everything is paid as an expense from the proceeds of the sale [by your lawyer].

Call today. Let’s make an appointment and start looking for real.

 

Come Join me for Lunch on The Patio – Avenue Cafe + Bistro

Avenue Cafe South Beach Condos, Mimico

Situated within the confines of the South Beach condo complex on the west side of Park Lawn Road immediately south of the QEW on ramp;  sits this brand new While Marbled clean and welcoming patio that awaits a liquor license.

All this right outside your front door.

Clean, Fully staffed, Prepared sandwiches and a full kitchen and hotplates.

I hope to stop in often, Will I see you there?

Avenue Cafe Outdoor Patio

Maybe later next week, we could get together for a beverage ;^)

Hate your condo? Regret the choice?

I’m really sorry I bought this condo

Have you ever found yourself saying that?

Maybe its too small for your needs now…

Maybe its too far from where you are working today.

Maybe your needs have changed.

Possibly the maintenance fees are to high for what you are getting.

If this is your situation,

Give me a call I am 647 218 2414