It Seems the grass is greener on the other side

Do you believe "ITS" better on the other side?

When you are looking for a condo; what is the criteria?   Display and presentation?  The ostentatious lobby and double foyer.   But the suites tend to be smallish and less with upgrades. Older is larger.   Maintenance is a concern.

Is it the front lawn and the landscaping.  A Buyer's First Impression that pleases the eyes? Once you are inside that perfect detached home, is their styling exactly as you wish your future home to be?

Before you start comparing features and benefits of homes lets take a moment and discuss  neighbourhoods, transit, schools, a house or worship and distance to your community.  

A wise gentlemen told me yesterday, "The Landscapers charge $2,500 per year to look after the grass trimming, spring and fall clean ups.  That seems expensive since they are in and out so fast. They are many and they have large machinery for the job.   This year we need to have the chimney relined and pointed.   The house is over 50 years old, although it looks great It does need some updating."  He's 88 and still spry.

Back at the condo; I thought about the concierge staff, security, garbage removal, outdoor terrace maintenance and endless BBQs without needing to worry about filling the tank.

Each style has its benefits, Sometimes it looks better over there...

Where would you like to be?

Pick your own place... http://HomeswestToronto.tumblr.com/mobile 

Do you need an Etobicoke Real Estate Agent?

Toronto - Etobicoke Agent: What you Must know before you Sell. Having sold over $8 Million in Real Estate in 2011, I know how to get your home SOLD! My average market time is 37 days. I have an aggressive youtube video marketing strategy that WORKS which means I don't just list houses, I sell them. In all my years of selling, I've never "given away" a house. I know how to price a home at market value, to sell quickly. 

When you are ready, I would love to sell your home. Professional and Persistent in Getting things done; Are you Buying or Selling  How can I help you today? 

Whether you want Markland Wood, the Kingsway, Bloor West Village, Etobicoke or the entire west Toronto area. Work with full time professional who will fulfill your must haves in your next property purchase. Don't pay extra just for glam and decor. The pillow fluffing moves out before you move in... Thank you to the crew at Jugnoo who provided a valuable lesson and inspiration for this video.http://www.DavidPylyp.comhttp://www.Facebook.com/dpylyphttp://www.Twitter.com/davidpylyphttp://www.SellinginToronto.cahttps://plus.google.com/u/0/109283965469179719942/about/ 

Online or Not for Toronto Real Estate

Here's a Note to Non-Techy Realtors

Stop going out of your way to tell me how proud you are of not being online. I am not interested. I will not argue with you. Do not try to validate your decision to ignore the internet by asking me questions like "How many listings did you take last month from Facebook?" "How many deals did you get from the web?" My phone rings with prospect calls.



Stop with the People Skills lecture. I my 20 years n real estate and I stand by honesty and service to this day! When you knock on as many doors as I do, we can talk.

I get that you are anxious. I get that you have no clue how to deal with your clients who Facebook Chat or ping you on Google+, or you freeze if someone asks you to shoot a quick video of a house and youtube it for them. You've never heard of Walkscore or Hood Data and you just now, today, realized that clients are finding open houses and local hangouts using the internet, not your expensive newspaper ad (no jokes guys. This happens every weekend and the Realtor s are the same age).You need to PDF their documents and distribute by email to their lawyer, their mortgage broker and their insurance agent. SEO is not a collection of words that make your sites magically rank higher. Blogging is not a waste of time. It's a way to engage and reach out.

I get that change is scary and you do you NOT want to change, you'd like someone to blame for feeling like you do. The MLS system is changing and how we get and deliver information is no longer in our control.

I am not that someone to blame. This is what todays clients want.

Are you ready? Call me or add a comment.

Rent to Own Beware and Be Careful

Sounds like an exciting way to get into the real estate market, but rent to own appeals to high cash flow poor or problem credit buyers; Need more info?

Rent-to-own deals can be risky business

Last month I received an email from a firm billing itself as a “very successful real estate investment firm that invests heavily in something called rent-to-own.”

The e-mail offered several “hot deals” that were “going fast.” Three were on behalf of “high income” tenants now looking to buy a home in or near Toronto, and one was an offer to sell a “premium Mississauga lakeshore rental” home with tenants already in place.

The offers promised annual returns of 20.98 to 26.72 per cent to investors who would buy the properties and lease them to tenants with an option to purchase at a fixed price anywhere from one to five years down the road.

The rent-to-own option is also known as lease option. It consists of an agreement which combines a lease with an option to purchase at some time in the future.

The concept is said to appeal to tenants with a problematic credit score, but enough cash on hand (say $10,000) to pay for the option. The investors use the tenant’s option fee as part of their down payment and collect “above market” rent until the tenant is in a position to obtain financing and purchase from the investors.

Tenants can lock in a purchase price in a rising market and can freeze their rental payments for as long as five years.

The pitch to investors is that they can invest in rent-to-own properties which offer “low risk, high returns, hands-off investments that build substantial wealth fast.”

Unfortunately, that’s simply not true. The rent-to-own concept presents significant risk both to sellers/landlords and buyers/tenants.

Perhaps the most significant challenge is that there are no standard lease purchase agreement forms accepted by the real estate industry, and the commonly-used templates that I have seen in my practice leave a great deal to be desired.

Trying to determine an option price for a transaction taking place in three to five years in the future is largely guesswork. If the price is too high on the option date, the buyer will back out, and if it’s too low, the seller will walk away for potential additional profit.

As well, tenant buyers may be paying more than market rent so that each month some money will be credited against the eventual purchase price. If the buyer backs out at the expiry of the lease option, he or she will lose the option fee and any monies paid along the way as a credit against the purchase price.

Buyers may also be exposed to unlicensed real estate agents like the ones who sent me the marketing email last month, or to unscrupulous sellers. Back in September, 2008, the Toronto Star reported on Solution Homes, the operators of a rent-to-own scheme who leased houses from desperate sellers, subleased them to tenants, pocketed the rents without making mortgage payments, and left the tenant buyers to be evicted by the mortgage lenders.

For investor sellers, the worst case scenario is when the tenant buyer goes into default. The Landlord and Tenant Board has ruled that it does not have jurisdiction to evict a defaulting tenant who has an option to purchase. Power of sale and foreclosure proceedings cannot be used, and landlord sellers are forced to take defaulting buyers to Superior Court to evict them and terminate the option agreement. This is what happened in the case of Novotny v. Fowlerwhere the parties retained lawyers and experienced significant delay and expense to unwind their rent-to-own deal when the buyer defaulted.

In his 2010 book, Investing in Rent-to-Own Property, Mark Loeffler significantly downplays the risks involved in a worst-case scenario. His simplistic answer, for example, to the defaulting tenant problem is to check out the tenant’s credit and require post-dated cheques for the entire term, which is prohibited under Ontario law.

Rent-to-own is not for everyone. For both sellers and buyers it involves a significant amount of risk. Participants in the program should only deal with licensed real estate agents and with real estate lawyers who are familiar with the concept.

Bob Aaron is a Toronto real estate lawyer and consumer advocate. He can be reached by email at bob@aaron.ca, phone 416-364-9366 or fax 416-364-3818.
Visit the Toronto Star column archives at http://www.aaron.ca/columns for articles on this and other topics or his main webpage at www.aaron.ca.

With interest rates at historic lows it is worth paying a little extra on the interest rate and dealing with conventional lenders and licensed realtors for a house purchase where you know you own it. Call an Accredited Senior Agent David Pylyp Toronto 647 218 2414

I'm really excited about bring in 2011

Hello,

There is an incredible enthusiasm and renewed optimism this year! Year end numbers make us almost the same as 2009 and 2010! With a complete lack of home for sale and construction is in full gear for condos; I don’t see it changing soon. Prices will continue to rise as Buyers compete to buy what is listed.

Read for yourself Market Watch Update for January 06, 2010 Additional details for the complete market Watch are available here

Try google for Homes West Toronto and my name appears as the third auto complete entry; This is tangible proof that my marketing efforts are worthwhile in promoting properties. QR codes and smart phones will be the next fad.

Content and Value Marketing will have a larger role to play in organized real estate as the Competition Bureau says there should be mere listings permitted on the system. [For those that want only the MLS computer system] No services or a la carte features. While everyone rushes to the bottom for commissions we sadly forget we do not know what we do not know. Be mindful that a profitable business pays taxes and employs personnel; has a marketing budget and computer printing copier systems etc, vs a few agents I have called who operate their office through a cell phone. If you are pitted against a seasoned negotiator, It is not my responsibility to educate and explain your options to you. Value and Content Marketing

The Toronto Real Estate Board responded recently with updated marketing material for Why you should have professional Buyer Representation.

The Guys over at La Vie Furniture are having some incredible sales during the winter doldrums. If you are considering sprucing the place up, take a look. If you go mention my name. They can manufacture and deliver within 6 weeks.

As always If you need me, I do answer my own phone, If you like this email pass it along, If you have a friend or family member that you use my experience and services please email me with how best to contact them.

Stay well, stay warm, I’m really excited about 2011!

Does Brand Power Still Matter?

What Agents do for you!






Does market share matter anymore? Is everything about a personal connect and engagement on Facebook or Social Media?

What do you think?

If you have clients that are relocating to Toronto or Mississauga I would be pleased to send you a referral and a tin of Tim Horton's Coffee. Its the Canadian way eh.

What are you grateful for this Thanksgiving Toronto?

Here we are just a few scant weeks away from Halloween and approaching Thanksgiving this long weekend. This year, we have a new mouth to feed in my household. http://twitpic.com/2sa485

Canada has many things to be grateful for; We have seemingly avoided the housing crisis that plagues the United States, Retailers are expecting a banner year for new electronic gadgets, Auto sales are up! Homes Sales and renovation construction are still driving forces in our economy, Apple and iPAD sales are through the roof!

I am a believer that Toronto is a Top 10 City in North America. If you agree go out and Vote.

http://www.youtube.com/watch?v=v8wVUgujTfU

Have a Condo with a Balcony? The fall colours are magnificent! DOT furniture put together a wrought iron bistro set for me. http://twitpic.com/2q3409

The real estate market has not collapsed as has been proposed by so many, people are simply withdrawing to see what will happen and accordingly there is less for sale. Less for Sale means that a 3 – 4 month supply of houses keeps us in a balanced market and some product choices (select neighbourhoods and price ranges) still enjoy bidding wars. We are up about 2% over the rate of inflation from last year.

http://www.eleganthomesinwesttoronto.com/ShowResources.cfm?Pageid=47833&TypeOfPage=1

The Competition Bureau says that discount brokers are permitted on the MLS system and agents are rushing to be first offering flat fee mls programs. A la carte may mean you answer your own sign calls and do your own showings and negotiate your own offers or as one agent posted $150.00 per property showing. The a la carte menu could run you more for the appetizers. OH, counter offer? That will be an extra $400.00, please.

A mechanic is a mechanic because [he] has all the necessary tools; the garage, the lift, the compressed air and the knowledge to use them. The mechanic is not a financing specialist or home stager or home inspector/ mechanic. But If you are aware of someone looking to buy or sell, please send me an email david@DavidPylyp.com with how best to reach them with their contact information. If you are considering a change, tell me about your dream home http://Bit.Ly/GetDave I can be their housing mechanic.

As always, stay well and enjoy each moment you can. Drop something off at the Food Bank.

Buying your First Older Home - Etobicoke

So we have all seen the stats that home buyers are now beginning their home buying experience on line. That makes sense. But what happens when that home buying process starts in the fall and then runs for a 6 month period into the next spring?

So lets recap the chain of events;

• 50 - 60 homes viewed.
• 4 different multiple offers, winning in the final competition only.
• Two separate home inspections.
• Declined to remove conditions on one property.
• Continued with the same Buyer's Agent
• Stayed with the initial budget.
• Attended with Buyer at Lawyer's Office on closing
• Scored a CBC Interview!
• Willing to provide a video testimonial.

If you are a First Time Buyer or a seasoned Real Estate Investor, possibly you are single and seeking your own place then check out our Buyers Guide, for information that will be useful in your home purchase journey.

Don't be rushed, don't feel that you are being pushed. A successful home search is concluded when you have seen all your available choices. Then together we will work on a market comparison of Home Values to ascertain that we are making a sound financial decision.

David Pylyp can be reached at 647 218 2414 or through his office at 905 361 3387.

Never let a good idea go to waste!

I read today that the Youtube commercial and Social Media explosion over the performance of Isaiah Mustafa had doubled the sales for Old Spice.

I can only hope that the same attention will befall my listings and benefit the Sellers that I work with in the Toronto West GTA that is Etobicoke to Oakville.

If you would like your property marketed with creativity and determination then give me a call at 905 361 3387.

David@DavidPylyp.com

Canada -- a great place to retire!

Canada Day is our annual opportunity to proudly celebrate Canada’s history and heritage and our achievements as a nation. On that happy holiday, many of us will likely pause for a moment to consider why living in Canada and being a Canadian is so great. Each of us will have our own reasons and, of course, there will be many we all share. One shared reason you may consider -

Canada is a great place to retire!

Maybe that’s because a comfortable retirement is something we take for granted but when you look at the many benefits available to Canadian retirees – benefits not available to retirees in many other countries – it’s clear we have much to celebrate.

 All wage earning and self-employed Canadians are eligible to receive either Canada Pension Plan or the Québec Pension Plan (CPP/QPP) retirement benefits, which are indexed for inflation. There are also CPP/QPP survivor and dependents’ benefits as well as a lump sum death benefit. A couple can choose to share CPP/QPP benefits for tax purposes.

 Canadians can take advantage of the tax-deferred, compound growth benefits of Registered Retirement Savings Plans (RRSPs) and Registered Retirement Income Funds (RRIFs). Any Canadian resident who receives periodic payments from a registered pension plan can potentially reduce their taxes by splitting pension income with a spouse/common-law partner. Those over age 65 who receive RRIF income are also eligible for the federal and provincial Pension Income Credit and can allocate up to 50% of their RRIF income to a spouse for tax purposes.

 Those who have lived in Canada for at least 40 years after age 18 will receive the full monthly Old Age Security (OAS) benefit, which is indexed for inflation. Canadian residents who have lived in Canada for at least 10 years after age 18 will receive a prorated OAS monthly payment.

 Seniors with a lower income may be eligible for the Guaranteed Income Supplement (GIS), a tax-free monthly payment, which is indexed for inflation.

 Canadians can invest in Tax-free Savings Accounts (TFSAs) that generate tax-free investment income that does not affect income-tested federal benefits.

 Every tax-eligible Canadian gets the Basic Personal Tax Credit and those over age 65 also receive an Age Credit. Other tax credits that can benefit retirees include the Medical

Expense Credit, the Dependent Credit, the Disability Credit, and the Caregivers Credit. There are also generous tax credits for those making charitable donations.

 And, of course, Canadian retirees have access to a wide range of health care services at little or no direct cost.

Yes, Canada is a great place to retire! But to make your retirement all it can be, you need a plan that includes retirement income from other sources such as your company or personal pension plan and your own investments. Your professional advisor can help make sure your first day of retirement is as much a cause for celebration as the first day of July.

John Scholl CLU,CGA, B. Mathematics,

Consultant - Investors Group Financial Services Inc.

& Investors Group Insurances Services Inc.

Expired Listing Solutions Toronto - Oakville

Expired Listing Solutions for Toronto Real Estate

If your home has expired from the Toronto MLS system; You need to examine the potential reasons.

Did you receive the advice of a professional home stager?

Getting your home ready for sale can include a touch up of paint, a rebroadloom, a general declutter or actually engaging a professional home stager to prepare your home for sale. The only impression that your home can make is the first impression.

We will provide the services of a stager for you for the initial consultation.

You need to understand the Current markets conditions.

Are you pricing your home based on past sales from a year ago? The market has shifted into a Buyer's Market and people need to price their property to attract Buyers. Some neighbourhoods have adjusted more than others according to demand. The Market Watch Report is available monthly to review general market trends.

Of the almost 20 million Canadian internet users, 85% of those looking for a home use the internet. Prospective buyers who visit these various websites and want more information on listings can secure an immediate e-mail display of the actual listing and virtual tour. Shoppers can print the Featured Listing Page. We also include provide a LINK to view a video FLASH presentation.

http://www.youtube.com/watch?v=4sYUxpvAZAc

I welcome your questions about online marketing for your home, that actually present your home to more potential shoppers. By using innovative high IMPACT marketing on multiple websites, Buyers that are not necesssarily local to our market will have an opportunity to preview your listing.

Contact David Pylyp
RE/MAX Realty Specialists Inc.,
905 361 3387 647 218 2414


If this is not the type of Marketing and Promotion you are receiving; What are you getting?
Google David Pylyp Toronto Professional and Persistent in Getting things done

Ellen is Hilarious Apple is not amused

Nothing is sadder than a manufacturer or professional who cannot take a little humour in their lives.

Ellen takes a shot at Apple iPhones, The iPhones fight back.

I equate this to the iLofts at Mystic Pointe, Want One? Give me a Call. Its OK to call me on your iPhone. Other phones are ok too!

No Pressure No Tactics Just Results

Check out this SlideShare Presentation:

No Pressure No

View more presentations from dpylyp.

Marketing with Creativity, Integrity and Pananche.

Romy Alegria talks to First Time Home Buyers

Hello my name is Romy Alegria with the TD Canada Trust, I was having a conversation with David Pylyp from RE/MAX Realty Specialists Inc., about the importance of working with professional people …David specializes in the Toronto west market that is Etobicoke through Mississauga and Milton.





With the changes in HST Coming in July and the new lending guidelines recently introduced by the Canadian government it is important to have yourself qualify for a mortgage that you can shop with confidence

My name is Romy I’m with the TD bank and I will come to your house for a personal and private discussion of your banking and financial needs you can call me directly at 416 278 2540

Competition Bureau says;

The Competition Bureau says that you have the right to post your listing on the MLS for a Flat Fee; Just so you understand, I will need a Waiver of Liability.

The sellers agrees in this waiver of liability to indemnify RE/MAX Realty Specialists Inc., Brokerage and David Pylyp, in the event of a law suit, and acknowledges that RE/MAX is providing a listing service only, you provide and maintain your own records, Financial tracking information, proof of ownership (authority to sell), negotiate your own offer, price your own home, handle your own showings and open houses, draft your own document or have a lawyer draft them for you.

I understand that RE/MAX Realty Specialists Inc., and David Pylyp, will not be held liable for Mortgage payouts, Pre Payment penalties, Pricing, Promotion, Presentation, Marketing, Appointment Scheduling and handling. E & O E does not apply.

It is understood and agreed that I have obtained and received independent legal advice (ILA) on the consequences of my actions and with informed consent I am electing to proceed.

Then: You add a disclaimer to the listing telling the selling agent [they] need to do all the work for you.

Selling Houses is not a self serve business. Embrace Shoptoism Getting Value.

What is ShopTOism?

Shop-TO-ism Rather than looking for the cheapest price consumers will look for the best value.

Hey they keep saying that real estate agent have their own vocabulary and language. This one was coined by Deloitte. Its official This Christmas will be better than last year.

According to Deloitte, more than half of the respondents to its recent consumer survey said they intend to spend at least as much this years as they did in 2007.

".. believes that Canadian retail sales this year will be higher than last year," stated Deloitte's Brent Houlden.

"But Canadian retailers will have to work hard to earn that holiday spend, as consumers will be scanning for value and hunting for bargains."

Deloitte said 40 per cent of respondents said they will spend less this year, compared to the 25 per cent who said they planned to spend less in 2007 than they did in 2006.

In a statement countering Deloitte's positive predictions, the Consumers' Association of Canada (CAC) said Canadians are unlikely to spend more this year because they are constantly bombarded with "doom and gloom" news about a possible global recession.

"I think we're in very difficult times and that's what we're hearing from consumers is that they're cutting back, looking for bargains and delaying making purchases of items of a larger nature," said the CAC's Bruce Cran. "It's as bad as I've ever seen it at any time in my lifetime."

Deloitte reported that 83 per cent of respondents said they planning to buy more items on sale this year. The drooping loonie will keep more Canadians at home, with only about 41 per cent of those surveyed planning to shop in the U.S., compared to 64 per cent a year ago.

"Compared to last year, when the Canadian dollar was at or above par leading up to the holiday season, we expect to see a significantly lower number of Canadians spending their holiday budget south of the border this year, which will help out our Canadian retailers," said Houlden.

So there we have it.... Its official The Malls are playing Christmas Carols and the shoppers at the Vaughn Mills Mall were out in full force today.

What do you think? Propertunity Shopertunity? or will it be ShopTOism for you?