February 2015 by Real Estate Magazine (REM)

Issue #308

February 2015

Helping homeless man is sales rep’s ‘best gift’ Page 3

Veteran broker plays varsity water polo at 56

Canada Post Publications Mail Agreement No. 42218523 - Return undeliverable Canadian addresses to 2255B Queen St. E., #1178, Toronto ON M4E 1G3

Page 8

These houses are no ordinary dwellings Page 10

Bosley adapts to thrive in changing market Page 12

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REM FEBRUARY 2015 3

Winnipeg sales rep’s ‘best birthday gift’ When Pat Werestiuk stopped and spoke to a 20-year-old man living in a tent in the forest, he knew he had to help him. By Connie Adair

hen Austin Saunders lived on the street, no one made eye contact, let alone talked to him. That changed last fall when Pat Werestiuk wandered by his tent in the forest. Werestiuk, a sales associate with Re/Max Associates in Winnipeg, was walking his dogs when he happened to spot the tall, thin 20-year-old. He stopped to chat, curious about how Saunders ended up being homeless. “I walk my dogs often and had never seen a tent there before,” says Werestiuk. “Something drew me over. I asked him, ‘What’s going on here?’ He said, ‘I live here. I’m homeless.” Werestiuk heard about how Saunders had lived in foster homes until he turned 19. He was unable to collect social assistance because he didn’t have a fixed address and a local shelter turned him away because he has moderate Asperger’s Syndrome, an autism disorder. Saunders’ mother never wanted to give him up but had no support for her Asperger’s child, Werestiuk says. “She would take eight busses to get Austin to a program, and then have to deal with her three younger children. Austin was a handful and she couldn’t take it. He had to go into foster care and group homes, but at 19 was out on his own. He went into the system and ended up on the street.” Living in a tent in the forest was not his low point, however – that came when he lived under a bridge with just the clothes on his back, with trains rumbling overhead and no money for food. Doing whatever work he could find, Saunders was able to save enough for a new generator, and had an oil heater and a 20-inch television still in the box when Werestiuk met him. He had receipts for everything, Werestiuk says. As he listened to his story, not once did Saunders ask him for money. Werestiuk was impressed that Saunders had a resume and

was ready to work. Under three layers of winter coats he wore a suit, a dress shirt and tie, Werestiuk says. “He is very intelligent. He’s not on drugs and doesn’t drink. He just needed a place to stay.” Werestiuk knew he had to help the handsome, soft-spoken kid. Coincidentally, the day that Werestiuk happened by was the deadline police had given Saunders to move his tent. “He had no idea where to go,” says Werestiuk, whose friends and owners of a local hotel agreed to put the young man up for a couple of days. “The day I went into the forest and got him out and into a hotel was my birthday. It was one of the best birthday gifts.” Werestiuk called a Winnipeg Free Press reporter, who did a series of articles about Saunders’ plight. As a result of the articles, an independent organization that assists mentally challenged adults offered Saunders a suite. The organization has about 100 different apartments that are well run, Werestiuk says. Werestiuk approached a dry cleaner, who cleaned Saunders’ suit for free. Saunders’ blonde hair has since been dyed back to its natural black and he will soon get his neglected teeth fixed. He also has new glasses. Werestiuk also started a blog on Facebook and many people, “with a high percentage being agents, came forward to help, donating couches, dishes and clothing.” Whatever Saunders doesn’t need will go to other people in need. Thanks to the kindness of strangers, Saunders has everything he needs and even had two artificial Christmas trees donated, complete with decorations. “He reminds me all the time how grateful he is,” Werestiuk says. After adjusting to life off the street, Saunders will re-enter the workforce. “Nothing would make me feel better than to have Austin call to say he’s got a job,” says Werestiuk, who says he was born to help people. Over the years he has

organized events to raise funds for a children’s hospital and many people in need. February 2015 will mark 35 years in real estate for Werestiuk. “It excites me to this day to sell someone a house and excites me even more to help a buyer find the right house. I like to help people. I never sell just to sell. A career in real estate has led to understanding people more and caring about them more.” Werestiuk loves people and they love him – his business is all referrals. “I’m on the third generation now,” he says. Finding and helping Saunders is another chapter in Werestiuk’s life. “You learn something new every day. There are people out there who can’t get the help they need,” he says. “Austin is a great kid. I got him this far but there is a lot more for him to do. He has to

Austin Saunders Werestiuk

and

Pat

get himself going. He’s infinitely better now. He has a nice apartment and his birth mother is back in his life.” This year when Werestiuk’s office put together its Christmas food hamper, it had extra special meaning. It was delivered to the man Werestiuk befriended and

Austin Saunders was living in a tent in Winnipeg.

helped find a place to call home. It was a good birthday for Werestiuk and an even better Christmas for Saunders. REM

CREA pays over $3 million for rights to .mls

he Canadian Real Estate Association has secured the rights to the .mls toplevel domain with a winning bid of US $3.359 million. The association out-bid Afilias, a global registry company based in Dublin, Ireland. Earlier CREA attempted to avoid having the rights go to auction by applying for a Legal Rights Objection, a process open to parties that have a legal right to the term under dispute. When this was not successful, CREA proceeded with a Community Priority Application for .mls, which can be made by organizations that have some sort of association with the domain name at play. The rules require that at least 14 of 16 evaluation points must be met in order to be successful, but it was determined that CREA only met 11 evaluation points. CREA has registered Canadian

certification marks for the letters MLS and the term “multiple listing service” in Canada and is the exclusive licensee of the Realtor trademark in Canada. “This win is a great example of how CREA and NAR (National Association of Realtors) are working together for the benefit of our members. MLS systems are widely recognized by consumers as a go-to resource when they want to buy or sell real estate,” says CREA president Beth Crosbie in a news release. “Owning the .mls domain protects the integrity of what the MLS trademark signifies to Realtors, consumers and real estate boards and associations.” “It was important to keep the .mls domain in the Realtor family, and NAR was happy to work with our Canadian cousins in this effort,” says NAR president Chris Polychron in the release. “As Realtors on both sides of the bor-

der, we all stand together to create order for real estate information on the Internet and give our members the online advantages they need to best serve their clients and customers.” NAR also holds the rights to the .realtor and .realestate top-level domains. NAR has a marketing partnership with CREA that allows CREA members to use the .realtor domain. NAR worked with CREA to secure the .mls domain through its wholly owned subsidiary, the Realtors Information Network. The MLS Domains Association, a non-profit group of 55 U.S. multiple listing services, was also in support of CREA’s application. CREA applied for the .mls toplevel domain through the Internet Corporation for Assigned Names and Numbers, the entity that coordinates domains and IP addresses for the Internet. REM

4 REM FEBRUARY 2015

Multiple Listings By Jim Adair, REM Editor Do you have news to share with Canada’s real estate community? Let REM know about it! Email: jim@remonline.com

ngel & Völkers has opened four new premium brokerages in Victoria, Calgary, Toronto and York Region in Ontario, extending the global firm’s reach to 39 countries worldwide. Engel & Völkers says it has granted licenses to “two of Sotheby’s International Realty’s best Canadian agents”. Mark Evernden is the owner of Engel & Völkers Calgary and Scott Piercy has teamed up with Shelby Donald, a former Sotheby’s manager, to operate Engel & Völkers Victoria. Jorg Hermans is the owner of Engel & Völkers in York Region. And after owning a brokerage for 24 years, both as a franchise and as an independent operator, Ron

CORRECTION The story Reach your goals in 2015 (REM, January) included an incorrect first name for Gary Keller, author of The One Thing and co-founder of Keller Williams Realty.

Amendola in Toronto brought his brokerage, Realty Specialists, to Engel & Völkers. “We are very selective of those we approach to join our brand,” says Anthony Hitt, CEO of Engel & Völkers North America. “Richard Brinkley, our senior vice-president, market development for Engel & Völkers Canada, has been doing a great job in identifying the right markets and the partners who share our commitment to premium service and quality.” Brinkley says, “There is an incredible amount of buzz right now about Engel & Völkers, especially about its international reach and premium market positioning. We are currently developing additional markets in Canada and looking forward to even more brokerages in 2015.” ■ ■ ■

Paul Etherington, president of the Toronto Real Estate Board, has left Re/Max with three partners to open Royal Heritage Realty, a new independent brokerage in Pickering, Ont. with a branch office in Whitby. Etherington was with Re/Max

for more than 21 years. His partners are Joe Pitino, who was with Re/Max for 33 years; Randy Miller, a Re/Max veteran of almost 20 years; and Michelle Makos, who has been in the real estate industry for more than 10 years. Etherington says the initials of the new brokerage also stand for “Realtors Helping Realtors.” He says RHR will offer weekly training and education. “We will, together, help our team of professionals be the best they can be and thrive.”

Conception Bay South next to St. John’s. Owner Jim Burton says, “Under Teri-Lynn’s leadership the new Re/Max office will strive to offer creative and resourceful tools beneficial to all agents.” He says the brokerage is planning to construct a new building to accommodate 50 agents. ■ ■ ■

Established Nova Scotia brokerages Coldwell Banker Supercity Realty and Coldwell Banker Sackville Associates Real Estate have united under one banner. The newly combined company will operate under the name Coldwell Banker Supercity Realty, now with offices in Halifax, Lower Sackville and Bridgewater.

Mariana Cowan is the brokerage’s owner. Kris Gerrior, former owner of Coldwell Banker Sackville Associates Real Estate, says, “The company is in good hands with Mariana, and I look forward to watching their progress in the years ahead.” ■ ■ ■

Chris Arcus is the new branch manager of the Coast Realty Group Port Alberni and Ucluelet, B.C. branch offices. Arcus has a management and marketing background, which started in the food and beverage industry and continues in the real estate business. Recognized for his sales achievements, he has also Continued on page 6

■ ■ ■

The brokerage formerly known as Prudential Woods Realty in Truro, N.S. has joined the Coldwell Banker network and will now operate as Coldwell Banker Open Door Realty. Owner Peter Vissers says, “Part of our company’s business involves foreign buyers, so the global connections and reputation of the Coldwell Banker network were important to us.” ■ ■ ■

Teri-Lynn Jones has been appointed broker/manager of Re/Max Infinity Realty, Newfoundland & Labrador’s newest Re/Max office. It is in

From left: Andy Puthon, president, Coldwell Banker Canada; Coldwell Banker Open Door Realty owner Peter Vissers; and Scott Mills, director of affiliate services.

Anthony Hitt

Paul Etherington

Michelle Makos

Jim Burton

Chris Arcus

Joe Pitino

Randy Miller

Teri-Lynn Jones

Mariana Cowan

Andre Perrissel

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6 REM FEBRUARY 2015

Latent defect: Be careful what you sign R

ecently an Ontario Small Claims Court judge ruled in favour of a buyer who alleged that the seller had not disclosed a defect that had occurred repeatedly over many years prior to the seller selling the property. The buyer purchased a threestorey 40-year-old apartment building in Durham Region in April 2011 from the seller. In January 2014, tenants reported substantial deterioration of insuite walls. Water had entered into the plaster walls and swelled like boils. The buyer also found several areas of uncharacteristic white stains on the external brick walls. As water moves through brick, it can pick up salt that is not bound as part of the brick. The salty water that evaporates at the brick’s surface leaves behind a white flakey-looking deposit called efflorescence. Specialists determined that the cause was condensation forming between the walls, a problem common with buildings built before vapour barriers were mandated in the building code. The buyer then learned from a longterm tenant that the wall problems were a regularly recurring event. The tenant swore an affidavit that was admitted into evidence in the trial. The Agreement of Purchase and Sale (APS) included a clause, “The seller states that, to the best of the seller’s knowledge and belief, there is no known damage to the basement, roof or elsewhere

Cover photo: MARKO SHARK

“betterment” costs are excluded – that is, repairs that improved the property. For example, if the original roof was 10 years old with a 20-year life expectancy, the court might rule that the buyer received a betterment of 10 years and then award only half the new roof’s cost. The buyer was also not permitted to recover personal expenses related to attending meetings, overseeing repairs and travel. Presumably this is because the value of one’s time is highly subjective and would inevitably be contested. It could also be a source of considerable abuse in inflating costs. There are several cases in law regarding the responsibility to disclose material facts: McGrath v. MacLean (1979), Krawchuck v. Scherbak (2011) and Dennis v. Gray (2011). In Krawchuck v. Scherbak, the real estate agent was found to be 50 per cent at fault for their lack of diligence in reconciling misleading statements made by their client, failing to inform their client of the implications of their false statements and failing to bring these issues to the attention of the purchaser. In a decision released in May 2014, a deputy judge of the Barrie (Ontario) Small Claims Court said in his judgement that a seller must disclose to the buyer anything they know about a defect that has caused any loss of use or enjoyment of a meaningful part of the premises. Since the case of McLean v. MacGrath, and in light of Dennis v. Gray, the principle of caveat emptor appears to be either becoming more specifically defined or more exceptions are

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occurring. The evolving principle appears to be that if a seller properly discloses an actual or perceived defect in a property, then this should protect them from the risk of litigation and the accusation that the seller didn’t comply with their duty to disclose. Perhaps this will mean the seller has to provide a price discount or perhaps it will lead to sellers pricing their properties as they should have been in the first place. Either

way, it’ll still likely be less expensive that settling a court action. Chris Seepe is a commercial real estate broker and broker of record at Aztech Realty in Toronto, specializing in income-generating and multiresidential investment properties, retail plazas, science and technology related specialty uses and tenant mandates. (416) 525-1558 Email cseepe@aztechrealty.com; website: www.aztechrealty.com. REM

Multiple Listings Continued from page 4

participated in training for real estate trading services certification. His duties include new business development, recruiting, training and mentoring salespeople and those who are considering a career in real estate. ■ ■ ■

The Aventure Realty Network and Agences Reunies of Paris, France have entered into an exclusive alliance. Agences Reunies operates with 52 independent member companies throughout Greater Paris, Aix en Provence and Marseille, delivering purchase, sales and rental services with a focus on collaboration and quality. In a news release, Bernie Vogt, president of Aventure and Andre Perrissel, president of Agences Reunies, say the alliance will deliver benefits to both the public and to the members of both organizations. ■ ■ ■

Coldwell Banker recently launched a new four-part “digital reputation” video series designed to provide real estate agents with guidance on maximizing their online presence. “Consumers are now vetting traditional agent referrals on Google and considering an agent’s digital reputation when deciding who they want to represent them. It’s critical for sales associates to not only establish an online presence but to go beyond to create an effective digital resume,” says Sean Blankenship, senior VP of marketing, Coldwell Banker Real Estate LLC. The series was specifically created for real estate agents. Each of the brief videos is hosted by Lindsay Listanski, senior manager of media engagement, who offers a look at the major social media platforms along with providing easy-to-implement tips. REM

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REM complies fully with the Canadian Real Estate Association's Rules for Trademarks (CREA Rule 16.5.3.1) REALTOR® and REALTORS® are trademarks controlled in Canada by The Canadian Real Estate Association (CREA) and identify licensed real estate practitioners who are members of CREA. MLS® and Multiple Listing Service® are trademarks owned by CREA and identify the services rendered by members of CREA. REM is published 12 times a year. It is an independently owned and operated company and is not affiliated with any real estate association, board or company. REM is distributed across Canada by leading real estate boards and by direct delivery in selected areas. For subscription information, email distribution@remonline.com. Entire contents copyright 2015 REM. All rights reserved. Reproduction in whole or in part without written permission from the publisher is prohibited. The opinions expressed in REM are not necessarily those of the publisher. ISSN 1201-1223

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By Chris Seepe

in or on the property caused by water seepage or flooding.” The Ontario Limitations Act (2002) generally states caveat emptor – “buyer beware.” A buyer can only file a claim of defect within two years from the date of purchase, with generally no recourse after that. However, the act differentiates between two types of defects. A “patent” defect is one that can be discovered by observation (“obviousness”) or inspection using generally accepted industrystandard practices. A “latent” defect is one that is present but is not obvious, visible, apparent or actualized and can’t be discovered by industry-standard inspection practices. A seller has no obligation to disclose a defect that is obvious, such as a clearly visible watersoaked crack in a foundation wall. The buyer must also be able to prove that the seller knew about the latent defect. If the defect is proved to have existed prior to selling the property but the seller didn’t know about it (perhaps the defect didn’t appear while the seller owned the property), then the seller can’t be held liable, even innocently. In the trial discussed above, the tenant’s affidavit strengthened the buyer’s case. The judge determined the seller knew, or ought to have known, that there was recurring water damage caused by an untreated defect in the property. The judge stated he “sympathized with the defendant” but the defendant clearly breached the “no water damage” clause in the fully executed APS. The small claims court can’t award punitive damages, and

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8 REM FEBRUARY 2015

Veteran broker plays varsity water polo at 56 Creating a successful real estate team has allowed Bill Meyer to go back to school at the age of 56 â&#x20AC;&#x201C; and join the varsity water polo team. By Connie Adair

ill Meyer remembers it well â&#x20AC;&#x201C; it was the Tuesday after Labour Day 1977, his first day in a law enforcement class so he could become an RCMP officer. â&#x20AC;&#x153;My Dad said, â&#x20AC;&#x2DC;Some guy called and wants to know if you want to go to Moscow in 1980â&#x20AC;&#x2122;,â&#x20AC;? he says. The unexpected call was from Olympic water polo coach Gabor Csepregi. Meyer, born and raised in Burlington, Ont., went to Ottawa (the centralized location for the Olympic water polo program) the next day and has lived there since. Although Meyer had played water polo on winning teams for years, he says, â&#x20AC;&#x153;I never anticipated making the Olympic team.â&#x20AC;? When he joined, he was the youngest member but he trained

hard and made the starting line up. Then disappointment â&#x20AC;&#x201C; Canada boycotted the 1980 Moscow Olympics because the Soviet Union invaded Afghanistan. Luckily he was young enough to continue with the team. He trained for the next four years, travelling to Europe and California as a member of Canadaâ&#x20AC;&#x2122;s Olympic Menâ&#x20AC;&#x2122;s Water Polo Team. His other water polo accomplishments include bronze medals at the 1979 and 1983 Pan Am games. The early â&#x20AC;&#x2122;80s were busy times for Meyer. He married in 1982, celebrated the birth of a daughter in 1983 and went to the Summer Olympics in California in 1984, where the team took 10th place. A year later he got his real estate license.

He started with Canada Permanent, which was bought out by Canada Trust shortly after. He sold real estate for five years, got his brokerâ&#x20AC;&#x2122;s licence and managed a Canada Trust Realty office from 1990-1993. The next move in his Canada Trust career would have meant a move to Toronto, so Meyer chose another path. Friend Jeff Hooper had heard about a new real estate company in the U.S., Keller

Williams. In 2001, with Hooper as owner and Meyer as manager, the first Keller Williams Ottawa Realty opened its doors. He went back to selling real estate, partnering with Sylvie Begin to create the No. 1 team for Keller Williams in Ottawa and a top 10 Keller Williams team in the country. All the while, he kept one foot in the water, coaching for more than 22 years at Carlton

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Meyer competing in the 1984 Olympic Games in Los Angeles.

â&#x20AC;&#x153;Part of the beauty of having a team is that Iâ&#x20AC;&#x2122;m not working 60 to 70 hours a week selling,â&#x20AC;? says Meyer.

Bill Meyer

University. â&#x20AC;&#x153;For years I said, â&#x20AC;&#x2DC;Some day Iâ&#x20AC;&#x2122;m going to go back to school full time and be eligible to play varsity water poloâ&#x20AC;&#x2122;. Last May was my 55th birthday, my midlife. (Iâ&#x20AC;&#x2122;m going to live until Iâ&#x20AC;&#x2122;m 111.) This is the year Iâ&#x20AC;&#x2122;m going to school full time,â&#x20AC;? he says he promised himself. â&#x20AC;&#x153;Part of the beauty of having a team is that Iâ&#x20AC;&#x2122;m not working 60 to 70 hours a week selling.â&#x20AC;? That said, â&#x20AC;&#x153;It was the busiest fall of my life,â&#x20AC;? he says. In addition to overseeing his real estate team, he juggled two online courses, went to the university for a couple more and attended six water polo practices a week. â&#x20AC;&#x153;Iâ&#x20AC;&#x2122;m full time in real estate sales, a full-time student and a full-time water polo player.â&#x20AC;? Throughout his real estate career, he has been involved with water polo and has worked to stay in good physical condition. He says he can hold his own on the team. At first, some team members may have wondered, who is the â&#x20AC;&#x153;weird old guy who can out-swim them? I can compete at this level,â&#x20AC;? Meyer says. â&#x20AC;&#x153;Itâ&#x20AC;&#x2122;s even stranger when I turn up at other universities. Theyâ&#x20AC;&#x2122;re surprised I can beat them down the pool. Iâ&#x20AC;&#x2122;m not a token old guy.â&#x20AC;? Meyer has the support of those around him, including his real estate team. He is in the office at 8:30 or 9 am and works night-time showings around his water polo practices. Real estate sales offer freedom, flexibility and for some, untold wealth, Meyer says. â&#x20AC;&#x153;It offers opportunity. Itâ&#x20AC;&#x2122;s harder to be a single agent who does the average 10 deals, so build a bigger business to get that flexibility.â&#x20AC;? He recommends fellow agents have a plan to meet their goals. Meyerâ&#x20AC;&#x2122;s daughter, Kayla, is following in her fatherâ&#x20AC;&#x2122;s footsteps. She started her real estate career this month. She gave up a good paying government job for the freedom and flexibility, he says. REM

A Little Mistake that Costt this Real Estate Agent $767,463.38 in GCI (and almost his family) y name is Rudy Kusuma, and while Iâ&#x20AC;&#x2122;ve worked hard to get to my current level of success, hard work didnâ&#x20AC;&#x2122;t always translate into the kind of life I yearned for. I may have achieved a level of financial success, but what it took from me and my family in terms of time was, quite frankly, unforgiveable. It was only when I decided to investigate, and then to embrace, Craig Proctorâ&#x20AC;&#x2122;s Quantum Leap System that my entire life turned around. Let me give you some specifics:

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and joined my my business as m myy partner (sheâ&#x20AC;&#x2122;s the most awesome ISA). In the last 12 months,, I generated $1,017, , ,463.38 , in GCI and my (very achieveable) goal is $3 Million in GCI in the next 12 months. In fact, I recently received LA Magazineâ&#x20AC;&#x2122;s Prestigious Five Star Home Professional Award which puts me in the top 2% of LA REALTORSÂŽ. I am now a top 100 Re/Max Team Leader and #5 aggent in California, and in December I opened myy own Re/Max Brokeragge. Now, I weigh 170 lbs and have been keeping this healthyy lifestyle consistently. I eat healthy (no more junk food) and exercise at least 3 times a week. I just wanted to share with you how completely this system has totally transformed my life. I can totally see now how I can develop a real estate BUSINESS that provides more money, time and freedom for my family. Craig Proctorâ&#x20AC;&#x2122;s Quantum Leap System has

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10 REM FEBRUARY 2015

These houses are no ordinary dwellings

Quay House, Wales

he world is full of quirky homes, something the average traveler eventually discovers. Some houses are perched on towering rocks in the middle of rivers, others border the sides of steep cliffs, while some are so tiny that you’re forced to hunch over when you go inside. Too strange or impossible to live in, a few eventually become tourist attractions. Here’s a sample: Quay House, Wales: You think your living space is cramped? Spare a thought for the former inhabitants of Quay House in Conwy, Wales. The entire home is about the size of most people’s bathrooms, with a floor space measuring just three metres by 1.8 metres and a total height of three metres! No surprise then, that it’s listed in the Guinness Book of Records as the smallest house in Great Britain. The tiny abode had been occupied for a few hundred years until 1900, when the local council declared it unfit for human habitation. The last owner was a fisherman named Robert Jones, who would have found it a particularly tight squeeze considering his height – 6 ft. 3 in. The house, which is painted red on the outside, is now a tourist attraction. There are just two rooms – the main floor, which has a tiny living room

Hanging Houses, Spain

with some historical pictures, and the bedroom on the second floor with a bed and cabinet. It’s not possible to enter the upper floor due to structural instability and the small size, though it can easily be viewed from a step ladder. Cooking and washing areas would have been located outside. A lady in traditional Welsh clothing usually stands outside Conwy House, which has an impressive (and much larger) neighbour – Conwy Castle, the 13th-century fortress, which is one of the great castles of Wales and a UNESCO World Heritage Site. Hanging Houses, Spain: They call them las Casas Colgadas, or the Hanging Houses. The unusual dwellings, which date to medieval times, are in the historic Spanish town of Cuenca, east of Madrid. Built above a spectacular steep cliff wall overlooking the Huécar River, the balconies of these narrow three- and fourstorey homes literally hang over the bluffs. By the early 1900s the homes were abandoned and lay in ruins, though they’ve since been restored with many original features preserved including a late Gothic arch, part of a staircase and a coffered ceiling in the Mudéjar style. The houses are best appreciated from the outside during the day or at night when they’re illuminated. In the 1960s

a pair of the hanging houses were converted to the Museo de Arte Abstracto Espanol, making it possible to see the structures from the inside, along with a permanent collection of 129 abstract paintings and sculptures by Spanish artists. The Little White House, Canada: What makes the Little White House in Saguenay, Que. so extraordinary isn’t its age or appearance but its precariouslooking position and the fact that it’s still standing. In July 1996, one of the worst flash floods in recent Canadian history hit the Saguenay-Lac-Saint-Jean region after 280 mm (11 inches) of rain fell in the span of a few hours, the equivalent to the amount of rain usually received in a month. Thousands of residents were evacuated, 56 buildings were destroyed and many homes were swept away. But not the Little White House.

By Diane Slawych

The Little White House, Canada (Photo: Yves Ouellet, Tourisme Saguenay)

preserved as an historical park and museum that commemorates the flood. The exhibition is on three floors and includes a film, games for young people, souvenirs and a unique collection of photographs. Unlike most attractions, this one comes with a guarantee. If you’re not completely satisfied with your visit, your money will be refunded, no questions asked! Castle Ward, Ireland: Bernard Ward, 1st Viscount Bangor and his wife Lady Anne could never agree on anything, including the kind of house they wanted. So rather than argue, they did the only sensible thing a couple with money could do. They built a home to satisfy both their desires. Castle Ward in County Down, Northern Ireland, is an 18th-century mansion built in two contrasting architectural

styles. The front, built of Bath Stone and overlooking Strangford Lough, was designed in Georgian style, the Viscount’s favourite, while the rear of the house is Gothic, Lady Anne’s preference. The interior is also a mix of styles including the Gothic library (complete with a secret panel), a Neo-Classical mansion hall with Italian colonnades, an extravagant fan vaulted ceiling in the boudoir, as well as Rococo stucco and pedimented doorways. Describe by some as one of the oddest homes in Europe, Castle Ward became a National Trust property in 1952 and is open to the public year-round. Located three km from the village of Strangford, the mansion is situated on 280 hectares of formal gardens and woodlands. REM

It remained unharmed as the raging waters of the Chicoutimi River flowed around it. The house was spared in part because it was built on solid rock and also because its earlier owners took precautions after a previous flood and raised the dwelling on higher concrete foundations. Now, the century-old home has become a symbol of resilience and is a local tourist attraction. La Petite Maison Blanche, as it’s known in French, has been

Castle Ward, Ireland

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Only the best in the business join our brand. Real estate market leaders, Scott Piercy, Shelby Donald and James LeBlanc have built a reputation for being the experts in marketing and brokering British Columbia luxury and waterfront properties. With more than 20 years of international marketing and sales experience ranging from British Columbia to Costa Rica, Mexico and Europe, they sought a brand that had the global connections, technology platforms and world-class marketing and advertising tools to enhance their ability to serve their clients. They found Engel & Völkers. Engel & Volkers Vancouver Island now belongs to a truly connected network of more than 5,000 expert real estate advisors in 39 countries across six continents.

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©2015 Engel & Völkers. All rights reserved. This advertisement is not an offering of a franchise, and where required by law, an offering can only be made 14 days after delivery of the applicable franchise disclosure document.

12 REM FEBRUARY 2015

Adapting to thrive in a changing market

Tom Bosley’s daughter Christan told her father that she had sold her first house in less than two days by using Facebook. The senior Bosley said, “That’s great! What’s Facebook?” It was a watershed moment for the now technologically astute veteran real estate executive. By Dennis McCloskey

ecently the president and CEO of McDonald’s Restaurants, Don Thompson, admitted his company continues to struggle in the fast food market, saying the corporation hasn’t kept up with the times and that changes are in store for its U.S. restaurants. A week later, social media giant Twitter was a cause for concern for investors, with one analyst, Nate Elliott of Forrester Research Inc. saying, “Twitter simply hasn’t changed much over the past nine months.” The need for change and innovation wasn’t just on the minds of the behemoths of business in 2014. Earlier in the year, Tom Bosley, president and broker of record, Bosley Real Estate, realized the time was ripe to re-energize his business and refine or change what they’ve done in the past in order to be better and stay ahead of the competition. The thirdgeneration owner of W.H. Bosley & Co. in Toronto, which was founded in 1928, believes in the adage that if you’re not changing or innovating or trying new things, you risk falling behind or even dying. Bosley, who has been in the real estate business 46 years (and was among a group of industry movers and shakers named by REM as having the biggest impact on Canadian real estate in the last 25 years) gathered his management team together to form a strategic plan that would create a new Bosley Real Estate. They met at regular intervals over four months in the company’s training centre on Toronto’s Merton Street – often working weekends – to analyze what was working and what wasn’t. “Everything changes but change takes time and there can

be some resistance to change. But everyone here agreed it had to happen,” he says. “I fully understand that without salespeople there is no me, and the ability to listen is key.” In a March 1998 interview with REM, Bosley said, “My door and mind are always open to new ideas.” He and his wife, Ann, who started her real estate career in 1986 and serves as the company’s vice-president, have always made sure they could trust and respect the people around them. Some of those key people were chosen to help “shake up the company.” Among those team members is Mark McLean, broker/manager. “There were some clouds on the horizon in the industry so it was the right time to reinvent the company in order for it to thrive and survive for another 85 years,” says McLean, who is also president-elect of Toronto Real Estate Board. Among the issues deemed to be casting a shadow was an ever-growing membership, Competition Bureau issues and changing technologies that could be eroding the traditional, full-service brokerage model. McLean admits it was an exhausting several months of strategic discussions where the team looked at every aspect of the company’s business model – from commission structures to brand management, technology, marketing and advertising. “The result was a tighter organization,” he says, adding that “everything was torn apart and put back together again.” When Tom Bosley says “the new becomes the norm and the new normal is very different for the generations who are following us” he is referring to

younger professionals joining the industry, as well as a digital world that is having a deep impact on emerging consumers. “When I bought this company in 1985, we had a staff of 60 and the average age was 60,” he says. “In the 1970s and ʼ80s, real estate was a second career for most.” Today, Bosley Real Estate has 230 agents in five offices, including Niagara-on-the-Lake, and more young people are coming out of university and entering the business as a first career choice. Seven years ago, Bosley’s daughter Christan (who is currently continuing the family business as a broker and sitting on some industry committees) told her father that she had sold her first house in less than two days by using Facebook. The senior Bosley said, “That’s great! What’s Facebook?” It was a watershed moment for the now technologically astute veteran real estate executive, who admits his company had little social media presence even five years ago. “Now we are solid across all platforms.” To emphasize that point, McLean points to a new fullfledged website that was designed to help agents, especially younger ones, who made it clear they wanted the latest and greatest technology and tools to help them succeed. “The website and app is fully mobile, includes social search and incorporates a lot of our salespeople’s own data and research,” McLean says. “It also includes videos, testimonials and Bluetooth technology. As well, the web designers adapted cloud-based, fully integrated record keeping, data and deal management software allowing agents to process their deals faster and have better access to file history.”

Bosley’s strategic plan was formed by, from front, Tom Bosley, president and broker of record; Michelle Dunkel, chief financial officer; Mark McLean, broker/manager; and Brian Torry, general manager. (Photo by Marko Shark)

One of the many recent innovations that Tom Bosley is proud of is the formation of Master Mind Sessions where every agent in the company is encouraged to come to the Merton Street head office any Wednesday morning for an hour to discuss anything of importance to them. “Issues are resolved and the ways and means of how we are doing business are discussed in an interactive manner,” says Bosley. “We want our salespeople to know they are not providers of information, they are interpreters of information.” Bosley, who made changes in his management team following the months-long, internal introspective analysis of his company, says he and his managers and agents are not content with the status quo and he stresses the importance of “constantly improving our service, moving forward and looking at new technologies and

new methods of operating.” He adds that it is an amazing time to be in the real estate business but technological advances are merely a tool. He emphasizes that “it is our hard work, ethical behaviour and understanding of market conditions that will remain the deciding factor of our success.” He reiterates that the “new” Bosley, while shaped by its past, has changed and is looking to the future. The company will improve on what it offers and grow, but it’s not about the number of salespeople or offices that will determine its future success, he says. “We don’t have a product to sell, just a service.” It’s clear that this forwardlooking owner has no interest in becoming the McDonalds of real estate companies. He likes to joke that Bosley Real Estate “always had the sizzle but now we have the steak.” REM

14 REM FEBRUARY 2015

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Okanagan Mainline Real Estate Board

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Recognized for their community service and leadership, Darryl Reuter of Royal LePage Kelowna and Don Miller of Century 21 Executives Realty in Vernon are the 2014 recipients of the Realtors Care Awards for the Central and North Okanagan Zones of the Okanagan Mainline Real Estate Board (OMREB). A recent finalist for the City of Kelownaâ&#x20AC;&#x2122;s Fred Macklin Memorial Award for Man of the Year, Reuter supports fundraising events for individual benefits, community initiatives and national causes but is also known for random acts of kindness to put a smile on someoneâ&#x20AC;&#x2122;s face, says the board. The board says Miller is a lifelong volunteer who is always ready to lend a helping hand, or taking time to make someone happy with a card, gift, smile or magic trick.

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Three other nominees were also recognized for their outstanding community involvement and contributions to their Central Okanagan communities: Jane Hoffman of Coldwell Banker Horizon Realty, Kelowna, Brent Pay of Century 21 Assurance Realty in Kelowna and Jerry Redman of Re/Max Kelowna.

WOM Most Inspiring Woman Michelle Sharpe has been named Most Inspiring Woman of 2014 by WOMportunity, a group of women who work in the real estate and business community in various professional roles. WOMportunity (originally REAL) was founded in 2010 by Virginia Munden as a forum for professional women to connect and engage in business discussions to improve their roles in real estate, and to become involved in philanthropy initiatives. Sharpe, VP sales and marketing at Obeo Toronto/Ottawa, â&#x20AC;&#x153;has been a big supporter of all the things we do not only at WOM, but a true supporter in many real estate events across Canada,â&#x20AC;? says Munden. â&#x20AC;&#x153;She is always giving of her time, her company and her passions. She relentlessly finds a way to make herself or team members available to support our philanthropy, education and networking events.â&#x20AC;? REM

Darryl Reuter

Ontario

LeadingRE.com | sbarr@LeadingRE.com | 312.361.8632 Don Miller

Michelle Sharp, left, and Virginia Munden

16 REM FEBRUARY 2015

LEGAL ISSUES

By Donald H. Lapowich

s you are aware (or should be) as a professional real estate broker/salesperson, there are professional duties that must be honoured at all times. These obligations are not just words or hearsay and can be illustrated by events now taking place in the United States. It is reported that the Department of Justice is investigating the legal department of General Motors Company. The issue is whether the in-house lawyers concealed evidence from safety regulators about defective

Duties of any professional ignition switches. You may know that these switches have allegedly been linked to at least 13 deaths and some 50 crashes. The fact that these lawyers are in-house does not exonerate them from their professional duty and obligations “to do no harm to the public”. This example is a continuing expansion on the legal obligations (in fact all professional obligations) to act honourably and “cause no harm”. ■ ■ ■

Duty to mitigate: When the court valuates damages, it also applies a duty to take all reasonable steps (by the person claiming damages) to mitigate. In this case the plaintiff purchased the property from the vendor and had a home inspection done. The home inspector advised that the basement should be monitored for leaks.

The purchasers took possession and noticed a musty odour and dampness in the basement. The purchaser did not investigate behind the drywall in the basement, did not make further inquiries of the vendor, did not carry on further investigations and did not negotiate a warranty or price reduction. One year later the basement flooded. The Ontario Superior Court held that there was an actual misrepresentation by the vendor in the Agreement of Purchase and Sale. The listing stated that the property had been “gutted to the bare bones”. This had not been done so there was a latent defect. However, the damages awarded against the vendor were cut in half because the purchaser disregarded the inspection report and thereby contributed to their own loss. (Mauro v Al-Saffar, 2014 CanLII 14994) ■ ■ ■

Pre-trial procedures stick: The plaintiff was the purchaser of an apartment building. The defendant was the vendor. As part of the closing, the purchaser had a take-back mortgage of $600,000 from the vendor. Subsequently the purchaser sued the vendor for damages of about $200,000 for breach of contract (the sale), latent defects and negligent misrepresentation. In doing this the purchaser hoped to set-off its damages against the amount that he gave to the vendor as a takeback mortgage. The problem was that at this stage, the Trial Record had been passed when the purchaser brought a motion “for leave” stopping the vendor from enforcing the take-back mortgage pending the trial. The Ontario Superior Court dismissed the purchaser’s motion and did not give it leave. When you file a Trial

Record, you are certifying that the action is ready for trial and the court must give you leave if you wish to initiate a motion. Since the vendor take-back mortgage had become due and the request for leave was simply to obtain a possible set-off in damages in advance of trial and before judgment, the court refused the trial process. (2247267 Ontario Inc. v. 2038697 Ontario Limited, 2014 ONSC 2717) Full decisions are available at www.canlii.org. Donald Lapowich, Q.C. is a partner at the law firm of Koskie, Minsky in Toronto, where he practices civil litigation, with a particular emphasis on real estate litigation and mediation, acting for builders, real estate agents and lawyers. REM

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Black John Rogan Kim Letto Steve Dickie John Hripko Bernadine Bowen Drew Betts Kim King Robert B. Brière Ahmed Helmi Warren Neufeld William Cattle Joanne Tibbles David Reimers Christopher Miller Gary Zalepa Jr. Marc Haslam Shirley Porter Matt Honsberger Colby Bayne Diane Ménard Ginger Anne Mcquestion Mac Crossman Patricia Sweeting Carly Corinthos Fawzi Matta Zsuzanna Porter Wayne Woodman Clara Siboni Glenda Brindle Mike Carson Barb Sukkau Brad Kopp Julio Florez Bob Jablonski Dan Wachniak Tom Lebour Dianne Usher Linda McCallum John Oddi Randall Hobbs Kimberly French Donna Peet Gary Morse Paul Doucet Wayne Ellis Rolf Hitzer Michael Froese Georgiana Woods Carole O’brien Neil Bosdet Jane Gardner Lindsay Reid Jeffrey Nethercott Tom Lebour Marvyn Baker Eric Klimstra Gareth R. Jones Ahmed Helmi Wilf Wallace Andrew Weir Sukhbir Taank Shalini Bahadur Behnaz Daghigh Kim Alvarez Steven Lewis Luce Fecteau Michelle Norlock Mikaila Aja Almond Michael Stahls Tehreem Kamal Marzia Pizzoferrato Tim Ayres Jennifer Aunger-Ritchie Doug Hubscher Darcy Griffiths Linda Murphy Jeffery Aguiar Brad Johnstone Jason A. Stephen Patricia Verge Marie Taverna Kim Taverna Michael Appleton Cathy Polan Lynda Moreland Bill Ethier Sharon Jensen Corinne Lyall Joanna Barstad Heidi Noel Lynn Hoffmann Ted Zaharko Brigitte Beaudry Linda Mccallum Kent Browne John Snowling Rick Preston Claude Davis Glenn Larkin Susan Lougheed Rob Dubien Mike Brown Deborah Wendy John Oddi ForBurgoyne more than 100 years,Webb the professionals at Joann Jusdanis Georges E. Gaucher Debbie Vernon Sylvie Deshaies Kerry Enns Susi During Barry Benson David J. Black John Royal LePage have set the standard. Through Rogan Kim Letto Steve Dickie John Hripko Bernadine Bowen Drew Betts Kim ® King Robert B. REALTORS Brière Ahmed Warren Neufeld William Cattle Joanne Tibbles David Reimers Christopher Miller Gary Zalepa andHelmi strong leadership dedicated Jr. Marc Haslam toShirley Matt Colby Bayne Diane Ménard Ginger Anne Mcquestion Mac Crossman Patricia we continue shape Porter and guide our Honsberger industry Sweeting Carly Corinthos Fawzi Matta by actively serving on regional boards, Zsuzanna Porter Wayne Woodman Clara Siboni Glenda Brindle Mike Carson Barb Sukkau Brad Kopp Julio Florezassociations Bob Jablonski Dan Wachniak Tom Lebour Dianne Usher Linda McCallum John Oddi Randall Hobbs councils, provincial and CREA. Kimberly French Donna Peet Gary Morse Paul Doucet Wayne Ellis Rolf Hitzer Michael Froese Georgiana Woods Carole O’brien As such, we’ve proudly earned the distinction Neil Bosdet Jane Gardner Lindsay Reid Jeffrey Nethercott Tom Lebour Marvyn Baker Eric Klimstra Gareth R. Jones Wilf Wallace of The Voice of Canadian Real Estate. Andrew Weir Sukhbir Taank Shalini Bahadur Behnaz Daghigh Kim Alvarez Steven Lewis Luce Fecteau Michelle Norlock Mikaila Aja Almond Michael Stahls Tehreem Kamal Marzia Pizzoferrato Tim Ayres Jennifer Aunger-Ritchie Doug Hubscher Darcy Griffiths Congratulations to Phil Soper on being Linda Murphy Jeffery Aguiar Brad Johnstone Jason A. Stephen Patricia Verge Marie Taverna Kim Taverna Michael Appleton Cathy named CPRS’ 2014 CEO of the Year, Polan and Lynda Moreland Bill Ethier Sharon Jensen Corinne Lyall Joanna Barstad Heidi Noel Lynn Hoffmann Ted Zaharko Brigitte to Pauline Aunger, the incoming Beaudry Linda Mccallum Kent Browne John Snowling Rick Preston Claude Davis Glenn Larkin Susan Lougheed Rob Dubien President of CREA. Mike Brown Deborah Burgoyne Wendy Webb John Oddi Joann Jusdanis Georges E. Gaucher Debbie Vernon Sylvie Deshaies Kerry Enns Susi During Barry Benson David J. Black John Rogan Kim Letto Steve Dickie John Hripko Bernadine Bowen Drew Partner with a leader. Betts Kim King Robert B. Brière Ahmed Helmi Warren Neufeld William Cattle Joanne Tibbles David Reimers Christopher Miller Join Royal LePage. Gary Zalepa Jr. Marc Haslam Shirley Porter Matt Honsberger Colby Bayne Diane Ménard Ginger Anne Mcquestion Mac Crossman Patricia Sweeting Carly Corinthos Fawzi Matta Zsuzanna Porter Wayne Woodman Clara Siboni Glenda Brindle Mike Carson Barb Sukkau Brad Kopp Julio Florez Bob Jablonski Dan Wachniak Tom Lebour Dianne Usher Linda McCallum John Oddi Randall Hobbs Kimberly French Donna Peet Gary Morse Paul Doucet Wayne Ellis

THE VOICE

CANADIAN

REAL ESTATE

Phil Soper CEO and President Royal LePage Real Estate Services

Pauline Aunger Broker of Record Royal LePage Advantage Real Estate*

royallepage.ca/joinus *Brokerage, as in Ontario. This is not intended as an offer to sell or a solicitation of an offer to buy, including a solicitation of any sales representatives or broker that is currently under contract. All offices are independently owned and operated, except those marked as “Royal LePage Real Estate Services Ltd., Brokerage”, “Royal LePage West Real Estate Services” and “Royal LePage Sussex. Any copying, reproduction, distribution or other use of these materials is prohibited. ©2015 Brookfield Real Estate Services Manager Limited. All rights reserved.

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98. Marc Bonenfant Royal LePage Inter-Québec Real Estate Agency Quebec (SainteFoy-Sillery) QC (418) 653-0488

99. Peter Pobojewski Royal LePage Signature Realty†

100. Tod Niblock Royal LePage Top Producers Real Estate Winnipeg, MB (866) 989-6900

101. Béatrice Baudinet Royal LePage Heritage R.E. Agency Westmount, QC (514) 934-1818

102. Jeff Ham Royal LePage Meadowtowne Realty† Mississauga, ON (866) 821-3200

103. Steven Friendly Royal LePage Signature Realty†

104. John McKenzie Royal LePage Sunshine Coast Sechelt, BC (800) 837-3870

105. Cheryl Bejcar* Royal LePage Coast Capital Realty Victoria, BC (800) 263-4753

106. Joan M. Smith* Royal LePage Team Realty†

107. Lorraine O’Quinn Royal LePage ProAlliance Realty† Trenton, ON (800) 263-2177

108. Kerry Millican Royal LePage Team Realty† Ottawa, ON (800) 307-1545

109. Julio Florez Royal LePage True North Realty Fort McMurray, AB (780) 743-1137

110. Sandy Smallbone Oakville, ON (888) 645-4267

111. Shawn Zigelstein Royal LePage Your Community Realty† Richmond Hill, ON (905) 731-2000

125. Martin Chagnon Royal LePage Tendance R.E. Agency Outremont, QC (514) 335-3351

126. Adele Longo Royal LePage Your Community Realty† Richmond Hill, ON (905) 731-2000

127. Christine Hauschild Royal LePage Team Realty†

128. Lesley Kennedy Oakville, ON (888) 645-4267

129. Melissa Charlton Royal LePage Meadowtowne Realty† Milton, ON (800) 514-3316

130. Dave Domeij Royal LePage Kelowna Kelowna, BC (800) 421-3214

131. Dario Mattei* Royal LePage Porritt R.E.†

132. Brian Lamb Royal LePage West R.E. Services Coquitlam, BC (604) 939-6666

133. Colleen Kelly Royal LePage Community Realty Medicine Hat, AB (877) 528-4222

134. Brad Hawker Royal LePage Rocky Mountain Realty Canmore, AB (877) 818-7557

135. Nim Moussa Royal LePage Team Realty†

136. Stuart Sankey Toronto, ON (866) 335-1900

137. Krishan Nathan Royal LePage ProAlliance Realty†

138. Kevin Thygesen Royal LePage Foothills Calgary, AB (888) 384-4557

28. Barbara Beers* Royal LePage Burloak R.E. Services† Burlington, ON (800) 290-0163

29. Amy Flowers Royal LePage Meadowtowne Realty† Milton, ON (800) 514-3316

30. Tracey Bosch* Royal LePage Wolstencroft Realty Langley, BC (877) 611-5241

31. David Black Royal LePage Your Community Realty† Richmond Hill, ON (905) 731-2000

32. Sylvia Smith Royal LePage Solutions Calgary, AB (403) 252-5900

33. Andrea Morrison* Toronto, ON (866) 335-1900

56. Peter Brown Oakville, ON (800) 514-4094

57. Jonathan Ferrier Toronto, ON (800) 622-9536

58. Anthony Fata Royal LePage Your Community Realty† Richmond Hill, ON (905) 731-2000

59. Ken Morris Royal LePage Integrity Cochrane, AB (403) 932-2101

60. Blair Mackey Oakville, ON (888) 645-4267

61. Mark Jontz* Royal LePage Kelowna Kelowna, BC (800) 421-3214

62. Jared Chamberlain Royal LePage Solutions Calgary, AB (403) 252-5900

63. Phil Albert Royal LePage Atlantic Moncton, NB (888) 444-7572

64. Manon Sénéchal Royal LePage Ville Marie R.E. Agency Montreal, QC (514) 481-0241

65. Leigh Sugar Royal LePage York North Realty†

66. Charles Sezlik Royal LePage Team Realty†

67. Sheree Cerqua Royal LePage Signature Realty†

68. Lorraine Jordan Royal LePage In Touch Realty†

Newmarket, ON (866) 773-9595

Ottawa, ON (613) 744-6697

Toronto, ON (888) 954-4100

Midland, ON (888) 480-2224

85. Clinton Miller Royal LePage Parksville-Qualicum Beach Realty Parksville, BC (888) 224-5838

86. Jim Christie Royal LePage Regina Realty Regina, SK (306) 359-1900

87. Eric VanGrootheest Royal LePage RCR Realty† Fergus, ON (519) 843-5400

88. Kate Vanderburgh* Oakville, ON (800) 514-4094

89. Suzan Trottier* Royal LePage Atlantic Moncton, NB (888) 444-7572

90. Richard LeBlanc Royal LePage Gateway Realty Leduc, AB (780) 986-8407

91. Frank DeLuca Toronto, ON (416) 487-4311

92. David Weir* Royal LePage ProAlliance Realty† Trenton, ON (800) 263-2177

93. Robert Nimmo Toronto, ON (888) 336-1871

94. Margorie Grime* Royal LePage RCR Realty†

95. David Jarvis Royal LePage Musgrave Agencies Lloydminster, ON (780) 875-9159

96. Mourad Hanna Royal LePage Realty Plus Mississauga, ON (877) 828-6550

97. Wilma Fournier Oakville, ON (800) 514-4094

113. Luc Jodoin Royal LePage Méritas du Suroit Salaberry-deValleyfield, QC (450) 377-6636

114. Jackie Jiang Mississauga, ON (888) 828-0422

115. Sue Alexander Royal LePage Casey Realty Peace River, AB (780) 624-1427

116. Jean Dunn Royal LePage By The Sea Sidney, BC (800) 326-8856

117. Norm Fisher Royal LePage Vidorra Saskatoon, SK (888) 978-6676

118. Jason Wheeldon Royal LePage East Kootenay Realty Cranbrook, BC (866) 426-8211

118. Mary Zhang Royal LePage Golden Ridge Realty Markham, ON (905) 513-8878

119. Danny Gerbrandt Royal LePage Brookside Realty Maple Ridge, BC (888) 467-5131

120. Amy Assaad Royal LePage Heritage Real Estate Agency Westmount, QC (514) 934-1818

122. Ken Rigel Royal LePage Foothills Calgary, AB (888) 384-4557

123. Angelo Sol Royal LePage Terrequity Realty† Toronto, ON (416) 495-3145

124. Daiva Dalinda Toronto, ON (888) 336-1871

84. James Wright* Royal LePage Team Realty† Manotick, ON (800) 490-8130

112. Joseph Buggie Royal LePage Benchmark Calgary, AB (800) 387-4011

Orangeville, ON (905) 450-3355

121. Roman Grocholsky Royal LePage Niagara R.E. Centre† Welland, ON (866) 771-7764

Mississauga, ON (866) 754-2121

Kanata, ON (888) 757-7155

Toronto, ON (888) 954-4100

Toronto, ON (866) 753-7243

Kingston, ON (800) 247-6311

Kanata, ON (888) 757-7155

Nepean, ON (888) 780-7747

Toronto, ON (800) 515-9783

Kingston, ON (800) 247-6311

royallepage.ca/joinus Royal LePage Real Estate Services Ltd., Brokerage: †, unless otherwise noted. All offices are independently owned and operated. Royal LePage is a registered trade-mark used under license. †Denotes Firms are Real Estate Brokerages. *Denotes Lifetime National Chairman's Club Members. This is not intended as an offer to sell or a solicitation of an offer to buy, including a solicitation of any sales representatives or broker that is currently under contract. All offices are independently owned and operated, except those marked as “Royal LePage Real Estate Services Ltd., Brokerage”, “Royal LePage West Real Estate Services” and “Royal LePage Sussex.” Any copying, reproduction, distribution or other use of these materials is prohibited. ©2015 Brookfield Real Estate Services Manager Limited. All rights reserved.