Toronto MLS Listings

Hi, I'm David Pylyp I am with RE/MAX. I have been in Toronto real estate business for 23 years, and in that time I have helped many families find their perfect home.

My expertise is in the Toronto west, GTA that comprises Bloor West Village, Etobicoke and into Mississauga and Oakville communities.

By utilizing innovating marketing techniques, impact strategies to have your home seen by the most people we will have the best offers for you. Together, you and I will create a custom marketing plan, just for your property.

It is my intention to help you sell your home, in the least amount of time with minimal inconvenience to you and your family.

You and I will stay in contact with each other and communicate either by telephone, text or email.What ever is most suitable to you.

Selling a home can be a stressful process, I would like to lessen that burden for you. If you would like to contact me to learn more about how I can serve you as my client send me an email at the email address below or call 647 218 2414

Thank you

Chronicles of your Condo Life

Lets Chronicle your First Year of Condo Ownership - Now you really have questions.

You made a selection a few years back that you thought would suit your lifestyle and moving into the future. You made a wise selection based on where you would be working near transit and community hubs.

The Builder /Developer has served notice that a Turn over Meeting will be held in a Hotel and or Meeting Room (unless your Rec Center is indeed able to hold all the residents) and hopefully the majority of residents will attend. An invitation was made by the Management Company / Builder / Developer for residents to put their names forward for positions on the Board. Usually 3 positions are posted.

Each person who is interested my make a verbal submission at this meeting. There is a vote held by the residents and VOILA you now have a Board of Directors.

The Board will now meet monthly to discuss the financial expenditures and operational issues of the building. You may need to have a double first maintenence fee becuase there probably isn't enough cash on hand to pay the hydro and gas bills. You condo bylaws do not permit you to pay interest on any overdue bills.

During the course of the first few meeting you will accept or adopt;

• The Management Company
• Security Concierge Services Alarm Systems
• Elevator Contracts
• Generator Contracts
• Maintenance Agreements for all building Equipment
• Cleaning and Service Personnel
• Landscaping and Pest Control
• Garbage Removal and Recycling (we pay a tipping fee)
• Secure Legal Council for the Corporation
• Obtain an appraisal for Insurance purposes
• Select an Insurance Bid/ Broker
• SEARCH Title to insure the removal of all liens
• Contracts for Window washing
• Bids and Tenders for Carpet Cleaning
• Bids and Tenders for Parking Garage Sweeping
• Review of Security Door and Camera Equipment.

Now, We need to immediately start on the Performance Audit. We have till the calendar year end from the turn over of the building to examine all the shop drawings, electrical systems, count floors and windows and verify that we received what was contracted to be built for us in the Agreement of Purchase and Sale. Bids are tendered for an Engineering Firm to review this on out behalf and produce a performance Audit. This PA entails meeting with residents in a Town Hall environment and producing a questionairre that is circulated to the building residence. This question form asks about draft leaks, windows and exterior wall finishes and insulation looking for commonality of construction shortfalls or errors. Individual test holes, drilling and samples of concrete are compiled.

The Performance Audit is used to file a claim against the builder and Tarion Home Warranty program for items that may / should be warranty claims with the builder. Having finished the Perfomance Audit the same firm of engineers selected by the Board will calculate a replacement cost table of average costs using 40 year averages. This Reserve Fund Study makes calculations of what is required for the long term repair and upkeep of the building. A complete table of annual contributions is over the replacement cost of individual components. Under the Condo Act (1998) adoption of the Reserve Fund study is mandatory unless the Board can produce another engineering report for refute the findings.

The Builders (proposed Annual Operating Budget) includes only the legislated minimum contribution of 10% to the Reserve Fund that is woefully inadequate given the size and complexity of most structures built today.

Your Board is Now required to increase the contribution to Reserve as required by The Reserve Fund Cash Flow Summaries and in accordance with the Condo Act this will take place starting the next full year.

Increases of 20 - 25% in the first year are not uncommon with many buildings coming in around 58 cents per square foot as the average maintenance cost. Taller and thinner slender towers are the most efficient construction method but we seem to prefer the multi- tower construction that shares a more enhanced Recreation Center and Running Track. Multiple Tower structures with shared Recreation Centers would prove costliest. Single towers with height ( ie 30 floors+ ) and large floor plans (30 units per floor) offer economy of scale

If you have questions or comments please add them. Need to talk Call me at 647 218 2414

The Function in the Junction - Saturday March 27

Your Junction Residents Association proudly presents Function in the Junction, a fundraiser to support the continuing historical research of the brave firefighters of the Junction 423.

A four-course dinner will be served at Aquila restaurant from 6-8 pm for $35 per person, call to book your table. Tickets are going fast, so stop by Agora Café, Latitude 44 Gallery or Aquila Restaurant before they are all gone.

Can’t make the dinner?

Don’t forget the dinner is only half the event. From 8 to late we open the doors to everyone for local live music, door prizes and silent auction. Over 30 local businesses have donated great items for the auction so come out and support a great cause.

244 High Park Avenue Development Meeting - Wednesday March 24, 7 p.m.

The second community consultation meeting for the 244 High Park Avenue development is this Wednesday at the Annette Recreation Centre (333 Annette Street). The last meeting on March 10^th was attended by over 80 residents who came to express their view of this project and the future of Junction development.

Please come out and have your voice heard.

Letter from Ward 13 Councillor Bill Saundercook

“I would like to inform you that I will be hosting a second meeting regarding the proposed plans for 244 High Park Avenue on Wednesday March 24, at 7 p.m. in the Annette Recreation Centre. The developer has conveyed interest in working with the community. We will be discussing options at the meeting.

Thank you,

Councillor Saundercook."

Inside Toronto Article - Residents gather to oppose demolition of century home

It’s your Junction, It’s our Junction!

JRA Members Meeting - Thursday, May 13th

Visit junctionra.ca today!

Did we jump prices by 25% Toronto?

While the Toronto Real Estate Board reported 4,986 transactions through the Multiple Listing Service in January 2010, Lets Look directly at the west end statistics. There were 4,614 available for sale, of which 3,800 were new listings It is from this number 1,979 sold. This is continuing an absorption rate near 50%.

The average price of a home moved to $409,000k. While the figure quoted (19%) a double digit increase over January last year the reality is a little different. Lets look back at last years events and you will recall we had just had the US election, The Credit Crisis was full steam, and there was a freeze in Financial markets because the new administration could not release funds prior to their mandate.

I do however agree that additional listings will not become apparent until the real estate market takes a breather. While everyone is consumed with the sales prices there are a few graphics posted on my site for increase in prices.

These show a steady increase in prices that adjust annually according to supply and demand but generally have been on a upward cycle since 1995. There was a noticable deviation in December 08 to January 09. Many have recently commented on afford ability. The second chart shows that except for the interest rate increases of 1987 through 1989 there has been a relative flat line of expenses compared to income (adjusted for 25 year mortgages property taxes and utilities)

Please talk with people who gan give you documented factual data; not a conversation over the back yard fence. Feel free to email and ask a question. I can use them for video ideas.

I currently have clients lined up and waiting for a variety of homes, detached and townhouses above and below $500K in the west end. If you are considering a sale I need to speak with you.

I can bring over a few coffee's and we can chat, Give me a call at 647 218 2414 or complete your Dream Home questionnaire here

Our Lakeshore vs Strip Clubs

Our Lakeshore

We expect there is limited time for you to express your opinion about this. Please see the "what you can do" section at the bottom.

It appears the second strip club that has JUST OPENED at Lakeshore and Fourth is illegally operating without a license and a license application to the city may be forthcoming.

The owner could be pushing to have this NEW license application heard as soon as this Thursday October 22nd.

The owner of the Jay Jay's strip club at Lakeshore and Fourth street (now called Jaxx) recently opened a new male strip club on the Fourth street entrance of the building called Klub Kave. This is in addition to the existing strip club on the Lakeshore entrance. There is signage for the club on the Fourth street entrance, a website at www.klubkave.com and also a large sandwich board sign on a pickup truck facing Lakeshore.

Upon learning of this new club, residents contacted Councillor Grimes’ office to inquire how a new strip club license could have been permitted. Based on information received today, it seems that no new license was issued, the new club is operating illegally, and is in the process of being charged by the city for operating illegally.

The owner is likely planning to file an application for either a new Adult Entertainment License or to try and expand their existing license to include the new Klub Kave.

This needs to be stopped. As expressed in many previous communications about Jay Jays, this is not a personal attack against the owner or against strip clubs.

The opposition to this club is purely a rational, factual argument that is based on the following:

1. The application for a new strip club license or extension of another license contravenes zoning and is illegal. Click here for full details on past discussion about this.

Strip clubs need to be more than 90 metres from a residential area. This opinion has been reinforced by a lawyer that specializes in this area of law.

2. Toronto City Council has already unanimously passed a motion, put forward by Councillor Grimes, resolving that the city would do everything possible to stop the issuance of any new adult entertainment licenses in this area. We now expect that Councillor Grimes will see that this motion is followed through on, especially given the overwhelming support of all city council. Click here to view the motions.

3. There are other community issues at play such as noise disturbances and complete lack of dedicated parking. The operation of this illegal establishment is impacting negatively on the residents of Fourth Street and the surrounding area.

What you can do.
1. Click Here to add your name to an online petition to the City's licensing department requesting that they deny and new or extended use AEP license from the owner of Jay Jay's and to the liquor licensing board that any new liquor license application be denied

2. Send an email to the municipal licensing officials that will deal with any forthcoming application

Curtis Sealock, Manager Investigation Services csealock@toronto.ca
John Romano District Sup Ward 4,5, 6, 17 jromano@toronto.ca
Jim Hart MLS Executive Director jhart@toronto.ca
Ann Harrichara Enquires re:licensing meetings aharrich@toronto.ca
Bruce Robertson MLS director of licensing brobert1@toronto.ca
Richard Mucha Manager Licensing Services rmucha@toronto.ca
Ian Redfearn Supervisor Licensing Services iredfear@toronto.ca
Kim Belshaw Supervisor Licensing Services kbelshaw@toronto.ca

3. Make your opinion known to Councillor Grimes and Mayor Miller

councillor_grimes@toronto.ca

mayor_miller@toronto.ca

Go to the Petition Now

Our Lakeshore

By Residents for Residents

Bubble or Crash - Will you take the cash ?

People are indeed selling and getting HUGE dollars for properties that otherwise might not. OR.....

.... those high multiple offer prices just became the new norm.

GTA REALTORS® REPORTING SEPTEMBER RESALE MARKET FIGURES

TORONTO, October 5, 2009 - In September 2009, Greater Toronto REALTORS® reported

8,196 sales, up 28 per cent from September 2008. The average price for September

transactions was $406,877 – up by 10 per cent compared to the same month last year.

"We have experienced an increasing rate of existing home price growth in the GTA as sales

have continued to outpace 2008 results," said TREB President Tom Lebour. "Consumers have

remained confident in ownership housing as a long-term investment."

Year-to-date sales, at 66,437 were up 4.5 per cent compared to the first nine months of 2008.

Average price, at $388,417 was up by almost 1.5 per cent.

"Existing home sales will finish strong this year, pushing through the 80,000 mark and moving in line with some of the best years on record under the current TREB market area," according to

Jason Mercer, TREB's Senior Manager of Market Analysis.

David Pylyp; This just keeps going, higher and higher. What is driving this frenzy and imbalance? Should we have a seasonal adjustment? A time out? Rates are incredible.

Check the video results

Best July Ever for Toronto Real Estate

Toronto’s housing market has followed a record-breaking June with its best July ever and real estate experts say sellers will have the advantage with the current limited inventory and prices edging higher.

According to the Toronto Real Estate Board, homes sales in the Greater Toronto Area last month rose 28%, to 9,967 from 7,806 homes sold a year ago.

It was the best July for sales since the board started tracking the numbers in the mid-1960s. And the average sale price was $395,414, up 6% from a year earlier.

“We have seen the increase across all different housing types. It’s not just first-time buyers coming into the marketplace,” said Jason Mercer, the real estate board’s senior manager of market analysis.

“At the end of 2008, we saw a steep dropoff in sales. Those people who became confident, you’ve seen them move back into the housing market and interest rates moving down to historic lows helped that out.”

These summer months stand in contrast with the market environment last fall when sales plummeted.

Back then, Candace Kaszas, a sales representative with Keller Williams Advantage Realty, listed a two-storey detached brick house in East York with a free car to attract buyers. In Rosedale, one of her clients dropped the price of a two-storey, five-bedroom home in Rosedale from $2.4-million to $1.9-million.

But today Ms. Kaszas said: “Things are looking up.”

“February right through, it hasn’t stopped,” she said. “Right now, it is a seller’s market ... We’re constantly in multiple offers. Recently, a two bedroom bungalow, with no parking and an unfinished basement had four offers. It was listed at $329,000 and it sold for $375,000.

“Consumer confidence has come back. The media has stayed out of it; for the past month it has been all about garbage and nothing about real estate and we’ve been selling up a storm.”

Christine Martysiewicz, spokeswoman for RE/MAX Ontario-Atlantic Canada Inc., said most GTA neighbourhoods saw decreases in the price of detached homes and condos in the first six months of this year.

“Consumers got very scared with all of the negative news,” Ms. Martysiewicz said. “A lot of people did not; they got into the market and got the best deals that we’ve seen in a long time.”

Buyers can still get a good deal, she added.

“That’s not going to last. Those prices will go up if inventory does not come on the market,” she said.

Last month, 36% fewer homes were listed for sale than a year ago. New listings were down 18% from last month compared to July, 2008.

“Inventory is very, very low. The demand is quite high. What that does is cause increases in the prices of homes. Prices will be on par, if not exceed, 2008 levels by year-end,” Ms. Martysiewicz said.

Mr. Mercer said people will likely list more houses as sales and prices climb. Though year-to-date sales are still 1.2% lower compared to this time last year, he predicts that the market will continue to do well, maybe even surpass 2008 figures.

David Pylyp: Inventory for sale is almost non existent in downtown condo's under $300K or west Toronto /Mississauga Townhouses with a double garage below $400K. The average detached house is $390 thousand. Historically the summer months have generally been slower for sales.

Is there a ceiling?

If you would like to read the Market Watch report it is available here

Thinking about Selling your place? Let's get you a number.

There's No Place Like Home

The housing market may have experienced some ups and downs this year, but the spirits of potential first-time homebuyers across Canada remain strong. According to Genworth Financial Canada’s First-Time Homebuyer’s Monitor released today, 84 per cent of those surveyed said that owning a home goes beyond its financial value and feel that homeownership pays off in more ways than one.

“The survey results show Canadians have a deep emotional attachment to homeownership,” said Peter Vukanovich, President of Genworth Financial Canada. “Most people closely associate financial security and emotional well being with homeownership.

That’s particularly true among first-time homebuyers.”

The study measured both the financial and psychological factors of homeownership – providing the following insights into the link between homeownership and personal fulfillment:

• 84 per cent agree with the statement, ‘Owning a home provides a greater sense of
emotional well-being and security’.
• 85 per cent believe that even though homeownership may mean more work and
effort, they’d rather own than rent.
• 88 per cent say they would feel more financially secure owning their own home.

The national survey of 2,521 Canadians was conducted between April 24 and May 4. The complete Genworth Financial Canada First-Time Homebuyer’s Monitor with a regional breakdown is available at www.genworth.ca.

If you are considering the Purchase of your First Home and would like patient, honest input and perspective I invite you to have me over for a coffee, I would be pleased to answer your questions.

CMHC's Publication; 1st Time Buyer Handbook are available. Reserve your copy now, by calling me at 647 218 2414.

Affordable Housing - Inner City Toronto

We recently had a Purchaser client that was income challenged to qualify for a mortgage; that was limited by the Ontario Disabilities Pension for their monthly income.

The building site that came to mind was the Option for Homes, where low income housing is mixed with open market purchases. This site is actually located at Keele and Dundas in the Junction, currently under construction with a proposed occupancy of 2011.

Options for Homes is a private, not for profit corporation dedicated to providing home ownership for low to middle - income households.

The not for profit model eliminates most developer costs including marketing. The Projects themselves are simple designs without pools or other frill improvements. Typically this means lower than market pricing per unit of about $ 30 to 40,000.

The Value Added Alternative Mortgage program allows Purchasers to pay 15% less than market value by providing an Options Alternative Second Mortgage without payment to the Borrower. This is registered on title and is not repayable until the unit is sold. The Options People then share in the appreciation of the property sale at 20% of the profit in addition to the repayment of the original amount. This provides the ongoing funding for additional projects.

This program of 5% down from the Purchaser and 15% as a Vendor Take Back program from Options permits the low income borrowers to save the CMHC 80 % advance and borrowing fees. Again the focus is on the Lowest payment possible.

With the market jitters that have recently occured Michel Labbe President for Option for Homes said "After seeing the impact of sliding property values in the U.S., Canadian families are getting nervous. The Options model has a built in cushion to protect home owners in the event of value decreases."

Mr. Labbe continued "The second mortgage on Options Units is repayable upon sale or rental of the unit. Should the resale value erode due to market pressures, the second mortgage will absorb up to a 13% drop in value. This feature protects low income families from getting in over their heads."

Pat Munroe, Director of Sales for Options advised me that a few penthouse and larger units still remain available for sale.

Will you be Buying one from Options and moving to the Junction? Tell me about it.