Buying or Selling a Home 'IS' Personal
As a professional Realtor®, I don't believe in arms length transactions. I care to understand your motivations. Why, Where and How, WE will buy or sell your next Home !
While you will place your confidence and trust within me, the process is a We undertaking!
My services and Experience includes ..
Residential, Commercial/Industrial, Land Assembly/Vacant or Occupied
Pre-Construction -- Detached/Towns/Condominium
Creating solutions to your concerns or issues with regards to Realty.
You are my Priority
I do value the opinion of my clients and put the collaborative spirit first, right from the beginning.
Marketing
Whether selling or buying, I market either your home or yourself
BRANDING
I using my personal branding and that of my Franchise, which is International
Negotiate
I use my strong and experienced negotiating skills to protect you and acquire the highest price the market will sustain.
Value Added Services
I have a network of services, ready for your purchase or sale. Minor touch-ups, Pre-inspections, Mortgage professionals, Staging, Drone Fly overs and more.
WHO WE ARE?
We are an International Company, Local to You!
I am dedicated to providing Service Excellence to all my clients, regardless of whether the transaction is a Sale, Purchase or Lease.
- Representation by a Realtor® attaches credibility
- Clients' deposits are protected
- I have the best buyers available for you, the TREB MLS®
- I SELL your property, anyone can List it !
Coming Soon
Your home goes here, then listed and SOLD!
Just Listed
** 3 Bed 2 Bath 2 Storey Det. in the Heart Of Shelburne, Ont.
Impeccable Upgrades a must See -- Call for more Information 416.580.8985 **
One (1) Parking Space SOLD -- 9225 Jane Street, Maple
(Both are available only to unit owners of 9225 Jane Street, Maple)
One (1) Locker Unit SOLD -- 9225 Jane Street, Maple
City of Toronto Home Energy Loan Program <------
SOLD 21 DAYS - WOW - 48 Greenock Dr. Vaughan - Det. 2 Storey 4Bd
SOLD 15 DAYS -WOW - 79 Hucknall Rd. Toronto - Raised Bungalow %Dif: 100 <-- Click for Info.
SOLD 2 DAYS -WOW - 51 Pentland Crescent, Maple - Det. 2 Storey %Dif: 118 <-- Click for further Info.
SOLD 6 DAYS -WOW - 50 Alberta Drive, Concord - Att. Townhouse %Dif:109 <-- Click for further Info.
SOLD 2 DAYS -WOW - 671 Adelaide Street W. Tor. - Townhouse %Dif: 114 <-- Click for further info.
Federal Regulations on Purchase of Residential Property by Non-Residents
Disclaimer:
The information contained in this document is for general guidance only and is not to be construed as legal or other professional advice. It should not be used as a substitute for consultation with legal or other competent advisers. Before making any decision or taking any action, you should consult a professional. As a Registrant I take no responsibility for any errors or omissions in connection with the use of this information.
The federal government has released the supporting regulations on the Prohibition on the Purchase of Residential Property by Non-Canadians Act (Foreign Buyers Ban) which includes definitions, exceptions, and enforcement elements to help individuals understand and comply with the law.
The Canadian Real Estate Association (CREA) is extremely disappointed by the government's decision to move forward with this legislation and the rollout of its regulations. CREA stated that "parliamentarians that supported the introduction of this measure need to recognize it will have a detrimental impact on Canada's reputation, labour market, economy and severely hinder our ability to attract global talent". TRREB agrees with this assessment. CREA CEO Michael Bourque recently spoke at the Senate Committee on National Finance where he stated why CREA believes this piece of legislation does not address the core of Canada's housing crisis.
Amendments to the Foreign Buyer Ban
Came into force as of March 27, 2023
The federal government has announced several amendments to the regulations supporting the Prohibition on the Purchase of Residential Property by Non-Canadians Act.
The Act came into force on January 1, 2023. As a result of lobbying efforts by many, including REALTORS®, the government has announced the following amendments to expand exceptions allowing non-Canadians to purchase a residential property in certain circumstances, especially as they relate to newcomers and businesses looking to add to Canada’s housing supply.
As such, the following changes have been announced and came into force on March 27, 2023:
- Enable more work permit holders to purchase a home to live in while working in Canada.
The amendments will allow those who hold a work permit or are authorized to work in Canada under the Immigration and Refugee Protection Regulations to purchase residential property. Work permit holders are eligible if they have 183 days or more of validity remaining on their work permit or work authorization at time of purchase, and they have not purchased more than one residential property. The current provisions on tax filings and previous work experience in Canada are being repealed. - Repealing existing provision so the prohibition doesn’t apply to vacant land.
Repealing section 3(2) of the regulations, so the prohibition does not apply to all lands zoned for residential and mixed use. Vacant land zoned for residential and mixed use can now be purchased by non-Canadians and used for any purpose by the purchaser, including residential development. - Exception for development purposes.
This exception allows non-Canadians to purchase residential property for the purpose of development. The amendments also extend the exception currently applicable to publicly traded corporations under the Act, to publicly traded entities formed under the laws of Canada or a province and controlled by a non-Canadian. - Increasing the corporation foreign control threshold from 3% to 10%.
For the purposes of the prohibition, with regards to privately held corporations or privately held entities formed under the laws of Canada or a province and controlled by a non-Canadian, the control threshold has increased from 3% to 10%. This aligns with the definition of ‘specified Canadian Corporation’ in the Underused Housing Tax Act.
What is the Prohibition on the Purchase of Residential Property by Non-Canadians Act?
On June 23, 2022, Parliament passed the Prohibition on the Purchase of Residential Property by Non-Canadians Act. Coming into force Sunday, January 1, 2023, this Act:
- Does not apply to Canadian citizens or permanent residents.
- Applies to Non-Canadians directly or indirectly purchasing residential property in Canada for a period of two years.
- Applies to residential property, including detached houses or similar buildings of one to three dwelling units, as well as parts of buildings such as semi-detached houses, condominium units, or other similar premises.
- Applies to direct or indirect purchases of residential property, including purchases made through corporations, trusts or other legal entities.
- Establishes penalties for non-compliance applicable to Non-Canadians, as well as any person or entity knowingly assisting a Non-Canadian in violating the prohibition.
Purchase
The regulations broadly define the term purchase to include the direct or indirect acquisition of a right or interest in Residential Property. The regulations then specifically exclude, among other things, acquisitions of interests resulting from transitional or life events such as death, divorce, separation, or a gift.
Application of Prohibition to Non-Canadian corporations and other entities
The term Non-Canadian, as it relates to corporations and other entities, has been defined as:
- an entity not formed pursuant to the laws of Canada or one of its provinces; and
- an entity formed under Canada's laws that has direct or indirect ownership by a Non-Canadian of 3% to 10% of the value of the entity's equity or voting rights.
Toronto Vacant Home Tax in Effect January 1, 2023
The City of Toronto's Vacant Home Tax (VHT) was created to improve the supply of housing in the city. Beginning in 2023, residential properties that are unoccupied for more than six months (cumulative) in a calendar year may be subject to the new tax, unless they meet one of the exemptions.
What you Need to Know
-
Owners of properties in Toronto that are classified within the residential property tax class are required to declare the occupancy status of their property every year, even if they live there. However, the tax does not apply to:
- properties that are the principal residence of the owner
- properties that are the principal residence of a permitted occupant or occupied by a tenant (including business tenants)
- properties that qualify for an exemption
As outlined in the bylaw
, a property is considered vacant if:- the property was not the principal residence of the owner or any permitted occupants or was not occupied by tenants for a total of six months or more
- the property was not eligible for an exemption
- the property was deemed vacant because the owner failed to submit a declaration of occupancy status or any required supporting documentation
The goal of the Vacant Home Tax (VHT) is to increase the supply of housing by discouraging owners from leaving their residential properties unoccupied. Homeowners who choose to keep their properties vacant will be subject to this tax.
Revenues collected from the Vacant Home Tax will be allocated towards affordable housing initiatives, including the Multi-Unit Residential Acquisition (MURA) program.
You can get information about the Vacant Home Tax and how to declare occupancy status or file a complaint in any language. Click on “Translate” in the blue bar at the bottom of this webpage and select a language.
If you would like to report a residential property that you believe to be vacant, you can leave a message on the vacant property reporting hotline at 416-395-1098.
Pre-Construction Sales
I have available to myself, Pre-Construction Inventory, for the Investor or Primary Residence Buyer.
The inventory includes Towns, Detached and Condominium Suites.
By the time the general public hears of Pre-Construction, it is too late !
To have access to the best prices and promotions, one needs to connect with a Realtor.
All Pre-Construction purchases require a unique insight into their nuances, while their Market Appreciation is well documented by Market data.
Register and/or call email for access to pricing and availability
THE FIFTH AT CHARISMA
By GreenPark Group
New Suites Available
and
New Incentives including ..
Only 5% deposit
The Fifth at Charisma will be the final tower of this master-planned community in Vaughan. Located on Jane Street near Rutherford road, it’s steps from Vaughan Mills, and only a short distance from the Vaughan Metropolitan Centre and the subway to the city.
This final instalment of the community is built to evoke Old New York, with interior design to match. With an art deco-inspired look, luxe accents, and masculine colours like navy, marble and brass, the Fifth at Charisma is the trendiest new condo to come to one of the fastest growing parts of the Greater Toronto Area.
Located at Jane Street and Rutherford Road, with Vaughan
Mills, the new Vaughan Metropolitan Centre, and Canada’s
Wonderland nearby, as well as a host of on-site amenities such
as an indoor basketball half court, The 5th Club, a golf simulator
room, fitness studio, yoga room and a grand park. Charisma is
set to be one of the city’s new playgrounds built by one of the
country’s most trusted homebuilders, Greenpark Group.
The community also boasts world-class eateries, a massive selection of quick-dine options, a full range of shopping experiences, and recreation facilities.
This is your last chance to join the community at Charisma, don’t miss it.
Register and/or call email for access to pricing and availability
----------------------------------------------------------------------------------
BY
New Incentives including ..
Only 5% deposit
PRESTIGIOUS NEW
URBAN CENTRE
Upper Oakville has developed a reputation for its retail
and dining options, with charming pedestrian-friendly
streets and green spaces.
The Post is a stunning modern condo for the new
professional living in this part of town. Contemporary
design, thoughtfully crafted suites and common spaces,
exceptional amenities, set in a neighbourhood with
boutique shops, big box stores, and a wide variety of
modern conveniences.
Walk or bike to outdoor recreation like Nipigon Trail and
Sixteen Mile Creek. Commute in and around the GTA
with easy access to highways 407 and 403. The Oakville
Trafalgar Hospital is within minutes
----------------------------------------------------------
DUNWEST CONDOS - OAKVILLE'S NEWEST AND MUCH SOUGHT AFTER PROJECT!!
'SOLD OUT'
Contact me for possible Assignments and Re-Sale
Please call or email for further information!!
'CHARISMA 2' - 'Condos Tower 4 Suites'
'sold out'
Contact me for possible Assignments
1(one) Bedroom began at $498,900 Parking Discounted to $10,000 (Limited time offering)
Please see below to Register for Future VIP Release !!
---------------------------------------------------------
'Capital City Towns' .. in the heart of Vaughan
'SOLD OUT'
Contact me for possible Assignments
---------------------------------------------------------
'RISE AT LAKESHORE CONDOMINIUMS AND TOWNS' PORT CREDIT LOCATION AND VIEWS OF THE LAKE are here ... Please Register for further information !!
----------------------------------------------------------
Society Condo Residences Available Now
In London Ontario
This Project is fully built and 100% Tenanted waiting for you to purchase and enjoy a ...
5 Year rental Assurance
5 Year Free Rental Management
Free Upgraded Finishes and Furniture Package
10K Parking Discount
Quick Closing (60 to 90 days)
Low Deposit Structure ( 5 k upon signing / 15k 30 days after )
Register Below to be notified of future releases
2 Bed, 2 Bath -- 794 sqft was in the High 300's
----------------------------------------------
Forest Grove Condos -- Burlington, Ontario
Call for further information on this Project !
Live in a community that is surrounded by the beauty of nature while offering the amenities and modern conveniences that you desire. Located in uptown Burlington, close to shopping, GO trains, rapid bus transit and highway access. With parks, trails and the Niagara escarpment all nearby, Forest Grove puts you in the middle of the ideal lifestyle – close to everything you need
with endless places to escape from it all.
------
Entertain with pride in your stylish kitchen equipped with premium appliances, quartz counter tops
and polished chrome fixtures. Retreat in to the sanctuary of your beautifully appointed bathroom featuring sleek, modern finishes. Feel comfortable and protected with the ADI HOME+ smart-suite technology that integrates key less entry, climate control, security and mobile app-enabled convenience. Designed with you in mind, Forest Grove is your natural habitat.
-----------------------------------
GrandBell – Brantford, Ontario
They began at $299,900 (while they lasted)
Reach out to me for more information
Why should you Invest in Brantford? ←- Click Here
This is what I could of passed on to YOU!
2 Year Rental Guarantee
2 Years of property management
1 Year of maintenance fees included
Free surface parking for 3 bedroom suites
$20,000 surface parking for 1&2 bedroom $350,000 +
Right to lease during Occupancy
Free Assignment ($500 for legal)
Extended deposit structure
Only 10% deposit in the first year!
--------------------------------------
Downtown @ The Waterfront – Barrie
Register Below …
The Park
Suite 563 sf / Balacony 122 sf / 75 sf depending on floor
1 Bedroom
× 119
BUILD YOUR FUTURE NOW
INVEST NOW FOR YOUR CHILDRENS' FUTURE
I recommend the projects that make sense for you !
- I keep connected with Developers and their projects
- I keep informed as to the builder's history of success
- You receive access to ground floor pricing and promotions
Contact me by completing the form below so that we may have a casual discussion on this subject.
INVESTING PHILOSOPHY
Have a clear goal to your investing, by asking Why, Where and What are the nuances of pre-construction transactions.
I will guide you through this process.
FINANCING
Your ability to fund and meet your contractual obligations is PARAMOUNT ! Subjects such as, Interim Possession, Phantom Mortgage, even PDI need to be understood.
TARION
Understanding how TARION plays a role in your purchase and even resale!
Sold 103% Over List in 2 days 9582 Markham Road Suite 209
Gorgeous 550 Sqft. Plus Balcony With Easterly View, Luxury One Bedroom Condo In The Much Sought After Art House Condos, Facing East And Walking Distance To Mount Joy Go Station All In The Highly Desired Wismer Commons Markham Neighborhood, Close To Shopping. Suite Is Freshly Painted, Lighting Upgrades, Large Windows All Having Roll Down Blinds.
Contact me and let's get it SOLD !
SOLD 102% over list in 7 days
9582 Markham Road Suite 610
A Must See
Outstanding 550 Sqft. Luxury One Bedroom Condo Plus Balcony Easterly View, In The Much Sought After Art House Condos. Walking Distance To Mount Joy Go Station All In The Highly Desired Wismer Commons Markham Neighborhood, Close To Shopping. Suite Is Painted, Lighting Upgrades, Upgraded living room window, Crown molding entire Condo (minus Bathroom) Pot lights, Smooth Ceilings, Quartz Kitchen Counter top, Under mount lighting in Kitchen, Prime Parking location
Wow
Stainless Steel Appliances Including Fridge, Cook Top And Oven, B/I Dishwasher And Range Hood/Microwave With Exhaust Fan. En suite Stacked Washer/Dryer, All window treatments included, Custom glass back splash (kitchen), Balcony Grass Palace Plus 90 oz
Contact me and Let's get it SOLD !
TESTIMONIAL
I recently completed a successful real estate transaction with Phil Cipriani. Phil is a top notch professional that treats clients with care every step of the way. He is knowledgeable and experienced and helps you complete the transaction from start to finish with 100% total satisfaction. I highly recommend Phil for all your future real estate needs.
Frank R.
“I met Phil while looking to get an Investment property (a condo for rental), this was my first attempt to do it and I needed a real state agent who could guide me through the process. Phil has proved to be more than helpful in this regard, always going above and beyond, taking the time to explain the pros and cons of the properties we visited from the point of view of an investor and always willing to share his knowledge with someone less experienced in this matter such as me. Phil took a mentor role for which I’m extremely great full and thanks to his help, I was able not only to get the investment property I wanted but also increased my knowledge along the way
As a result, I highly recommend Phil due the genuine care and diligence he shows to his clients. We are now embarking on a pre-construction investment property opportunity and I cannot be happier to have his advice to guide me through the process again"
David C.