Friday, November 29, 2013

Discreet, Honest and Patient

When it comes to buying or selling a home in Toronto there are the top reasons families have made David Pylyp their REALTOR® and trusted real estate advisor for over two decades.

1. Experience makes the difference

For something as life changing as buying or selling a home there is no substitute for experience; David has been helping families for over 25 years and is now seeing repeat business from their children.

2. Your Matters are all that matters

With integrity and professionalism, David keeps your needs first at all times, without injecting commission breath.  Finding the right house for you that fits your long term lifestyle, financial and family goals. The honest answers that are right for you without sharing your personal details

3. Let's be friends. I mean it!

Whenever you connect with David there is a genuine interest in what has transpired in your lives, sharing your joys and accomplishments at every opportunity. This warmth will make you  feel like a trusted and valued friend is with you every step of the way.  Buying a house is not bricks and sticks but all about people.

4. Patience that pays dividends

We could find that home for you instantly; or in today's market we may need to canvass the streets for you. It is more likely that the entire buying process could take months instead of weeks. You will not be rushed or pressured into making a decision about what may not be right for you.  Let's take our time

5. Unmatched Service without compromise

Whether this is your first purchase or you are already a seasoned veteran of Buying and Selling, David will provide an uncompromising level of attention to detail and service, even attending at the closing with you. After closing, You may  wonder why I'm not talking with you every day about more listings.

6. Digital Storyteller Marketing

With so much competition, your home's sales appeal can only be as strong as the marketing for suitable buyers; Knowing the neighbourhood and community's strongest realtors will be contacted personnaly to make them aware of your listing, Professional HI RES photo's will be available online and uploaded to a Slide Show Viewer in addition to engaging videos using the power of youtube and Google to have your address found online. You will also receive professional full colour feature sheets and payment calculators to help Buyers consider your home faster. Advertising coverage includes the Toronto MLS System, the global reach of, and exposure on Social Media sites like Facebook Twitter and Linked IN plus local online real estate websites. 

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Call to interview today 647 218 2414 or 416 233 9000

Tuesday, November 19, 2013


You can almost hear Politicians shouting REFORM!

The Ontario Government is tackling Condominium Reforms in an attempt to address what some feel are NEEDED reforms and adding another judicial body for oversight that will hire STAFF, create an appeal process, create Rules and Regulations of their own, in the fashion of a Rental Tribunal. Then, of course, there will be an application and filing fee. 

This CONDO OFFICE is proposed to be funded by a contribution (additional fee for Condo Owners) of $ 1- 3 dollars per unit per month. This quickly amounts a war chest of $20 Million per year.   Have Taxes / Levies ever reduced after introduction? 

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.

Bob Aaron in a recent News paper article stated;

The full, 72-page report, available online at, provides a hint of what condominium law will look like if and when the report’s final recommendations are passed into law.
Of the report’s more-than 200 recommendations, the most significant one in my opinion is the creation of a new umbrella organization known as the Condo Office. This new body would have four main functions: education and awareness, dispute settlement, licensing condo managers and maintaining a condo registry.
While creating a Condo Office would no doubt be an excellent solution to a number of industry problems, it seems to me that great care should be taken in establishing yet another quasi-judicial body like the Ontario Municipal Board and the Landlord and Tenant Board, both of which have come in for considerable criticism over the years. 
I have my doubts about a proposed monthly “levy” on all condominium units in the province. Current estimates are $1 to $3 a month from each condo unit — and that’s just in the first year. At the higher end, that translates into an annual budget of $21.6 million, plus user fees.

While I appreciate in light of recent fraud and some occasional miss-management, the majority of issues tend to be the education of the Condominium Buyers/Owners and their compliance with Rules and Regulations. Condo Management companies do need to be licensed and regulated.  Yes, Consumers need to be protected, but condo owners also need to GET INVOLVED and participate actively in their buildings management and reputation. Lawyers at closings are not explaining the significance because simply put, their client declined being charged to print the documents received electronically.  Conduit.

The amount of money is small but it always starts that way. If you want to discuss something with your Condo Board; Put your request in writing and they will respond.  Articulate your concern or complaint.  There is already an oversight process and that is the Small Claims Court System that lawyers have successfully used since the 60's (with the creation of Condo Ownership) You can call a Requisition Meeting over any issue with signatures from 15% of the owners.

Ms. Audrey Loeb from Miller Thompson published a comprehensive overview of Condominium Ownership and what it entails. Worthwhile reading for the Investor and every condo purchaser.

Having served on a few Boards, I realise the biggest issues are transparency and communication. What needs to be managed is articulation of why decisions are being made instead of silence. Posting those results in newsletters and Web pages. Clear communication in elevators.

Why take money away from potential owner's repairs to add them to government levy's? Purchasers also have a personal obligation to inform themselves of the Rules of Ownership. What are your obligations?

Monday, November 18, 2013

NXT 103 - 105 The Queensway Fall 2013

NXT Condominiums are located at 103 and 105 The Queensway, southeast corner of Windermere Ave and The Queensway. Built and designed by Cresford Development Corporation, furnished by Fendi Casa, and architecturally constructed by Alliance. Modern, livable glamour is an everyday essential at NXT, one of Cresford’s most stylish and sought-after residential properties in Toronto’s Swansea Village. 

Serving up dramatic views of Lake Ontario, High Park and downtown Toronto, NXT and its sister pillar, NXT 2, feature the cutting-edge design of Peter Clewes from Canada’s award-winning firm, architectsAlliance. A breathtaking glass pavilion connects this stunning new 29-storey tower of glass and steel to its upcoming sister residence. But NXT also connects every homeowner to the world around them with beautiful, wrap-around suite balconies and floor-to-ceiling windows that let city dwellers breathe in this condo’s unique city vibe.  There are 18 suites per floor.

NXT’s elaborate amenities include a state of the art fitness centre with sauna, indoor and outdoor pools, theatre and outdoor tennis court, just to name a few. That posh vibe is pumped up even further by an exquisite water garden, an outdoor courtyard, and a spacious glass walkway between the two buildings that offers spectacular views of NXT’s organically landscaped grounds.

Three years ago this was summarized as  NXT AT WINDERMERE BY THE LAKE: Southeast corner of Windermere Ave. and The Queensway. Builder: Cresford Developments. A 29-storey, 457-unit glass building. Prices: from $188,900 for 450 sq. ft. to about $600,000 for 1,144 sq. ft. Fees: 42 cents per sq. ft., plus heat and hydro Amenities: indoor/outdoor pool, party room, outdoor tennis courts, gym, and 24-hour concierge. Sales: 50 per cent sold. Status: starting this fall. Occupancy: 2010;  

Have they lived up to their promises?

With 18 suites per floor the maintenance fee  is an actual $ 0.54 cents per square foot. Not at all unreasonable when compared with other communities.  An updated summary list is available for you here. Be informed when we are shopping.

Unmatched location near High Park, Sunnyside Beach and facing 3 transit routes to go Inner city...  I love Humber Bay Shore 

Need Info    Call me

Wednesday, November 6, 2013

Biggest Complaint is a lack of Communication

Condominium Act Update on Stage Two Recommendations – Governance

The Stage 2 Solutions Report on the Condominium Act review (the “Report”) identifies five key areas for improvement relating to condo governance.  The key areas and recommendations are summarized below:
I.             ACCESS TO RECORDS
One of the most common disputes found in condo corporations relates to owners’ access to records.
The Report outlines the need to balance the rights of owners to have easy access to corporate documents, while at the same time guarding against frivolous demands for documents.  As such, it is recommended that standardized request and response forms be created to facilitate this process.  It is further recommended that access to common corporate documents would be provided for free.  For those documents where a fee is chargeable, the fee should be reasonable and an estimate should be provided in advance so that owners are fully informed of the cost before the request is processed.
The Report also calls for minimum retention periods for corporate documents.  In addition, the Report recommends that the Act should authorize boards to pass by-laws to expand the retention periods.  Where possible, corporations are also encouraged to convert these documents to electronic format, which is smart considering that many older corporations no longer have their corporate records because the documents are not typically housed in one location (i.e. the documents are usually held by management), and management/board members will inevitably change throughout the years.  The electronic storage of these documents would hopefully solve that problem.
II.           MEETINGS
There are some corporations that run very smooth and efficient meetings and there are others (and everyone has seen at least one of these) that adhere to the rules of the Wild West.
One of the major issues regarding meetings is the use of proxies.  Firstly, the Report recommends that proxies be submitted a day in advance of the meeting, which makes sense, especially for larger corporations, where managers madly rush to register the proxies on time so that the meeting can start, when scheduled.  To avoid tampering, anyone voting by proxy must sign next to each candidate or by-law they are endorsing.  Also, the person giving a proxy should be permitted to write in a name rather than merely voting for one of the pre-printed names on the proxy form.
Due to low participation rates, it is often difficult to reach the minimum quorum for meetings.  As such, the Report recommends that the 25% quorum requirement would be applicable for the first two meetings called to discuss a specific issue; however, should attendance fall below that level at the two meetings, quorum would be deemed to be met and the third meeting could proceed with those present either in person or by proxy.  This recommendation attempts to address voter apathy, which is found in many condo corporations.
With respect to by-laws, the Report recommends that the threshold to pass by-laws be lowered, but the appropriate formula/percentage will require further review.
Since many owners complain that boards do not communicate with owners (this is actually the complaint I hear most often at AGMs), the Report recommends that the Act require corporations to communicate with owners on a quarterly basis if the information relates to certain financial matters, the reserve fund or outstanding legal proceedings.
The Report also considers owners’ abilities to raise concerns on meeting agendas and discussed ways to give owners more of a voice at owners meetings.
Many directors have very little or no experience serving on a board of any kind, let alone a condo board.  As such, you could have individuals making decisions for condo corporations that have multi-million dollar budgets, even though those individuals may have limited exposure and knowledge as to how boards and condos work.  For this reason, the Report recommends mandatory training requirements for first-time directors.  The course would be approximately three hours in length and would be required to be completed within six months of being elected.  If the first-time director does not complete the course within the aforementioned timeframe, he/she could be disqualified.
With respect to board member conduct, the Report recommends creating a code of ethics that is enshrined in law and if board members breach the code of ethics, they could be disqualified.
As for the owner-occupied position, the Report recommends getting rid of it, which I’m sure not many people will lose sleep over.
IV.          USE OF FINES
The Report considers whether boards should have the authority to levy fines against owners for numerous reasons, but due to the possible abuses that could occur, there does not appear to be an appetite for such change.  That said, the Report does give consideration as to whether a disciplinary function of the Condo Office could impose fines.  It appears that no clear-cut decisions have been made on this issue, to date.
Many owners and directors seem to be confused as to their respective rights and responsibilities.  As such, the Report recommends that a basic summary of these rights and responsibilities be drafted and incorporated in the Act.  The Report recommends that this document be posted in condo lobbies and attached to status certificates.
This review of the governance section of the Report obviously does not outline every nitty gritty detail, but it does highlight some of the important recommendations.  Stay tuned for summaries on other sections of the Report.
You can provide feedback here on the Report and on the recommendations until November 8, 2013.
- See more at:

With our Condominium Board we have a Verbatim Reporter that attends to record the minutes and discussions.   In addition to that, with readily available technology we have added recording the proceeding should it need to be referred to at a future date.

So far...   all the reform recommendation I have seen seem positive.

What do you think?