groupe sutton-royal inc.

Meeting, February 8, 2012 at DDO

2012-02-07T23:16:00.004-05:00

Reminder: Sutton-Royal's New Residential Broker course info:

looking for potential instructors
planing to start in March 2012 in both English and French
if you feel that you have what it takes and want to do some teaching please drop us a line at royal@sutton.com
all teachers will be paid at the same rate as CEGEP teachers
should you come into contact with persons wishing to become residential real estate brokers, please refer them to the following site
English: http://ciags.blogspot.com/2012/01/about-program-q.html
Français: http://ciags.blogspot.com/2012/01/propos-du-programme.html#comment-form

New Sutton Platinum signs:

The Platinum Collection is a new identity in addition to the existing brand of Sutton Québec. It is intended exclusively for luxury properties that worth at least $ 750 000 for residential and $ 650 000 for condominiums. You can order your exclusive signage with Immo-techno. Note that it is not possible to make any changes to this signage. For more information on the new Platinum Collection, follow the link.

La Collection Platine est une nouvelle identité qui s’ajoute à la marque Sutton Québec existante. Celle-ci est destinée exclusivement aux propriétés de prestige d’une valeur minimale de 750 000$ pour le résidentiel et de 650 000$ pour les copropriétés. Vous pourrez commander vos enseignes exclusives auprès d’Immo-techno. Notez qu’il est impossible d’apporter toute modification à ces enseignes. Pour plus d’information sur la nouvelle Collection Platine, suivez le lien.

http://www.suttonquebec.com/cyberpressesutton/Data/Contenu/452_Fr.pdf

Sutton / Banque Nationale Promo: as of January 19, 2012

Cashback equivalent to:

Notary fees of $1,250.
Building Inspection fees of $475.
Welcome Tax estimated at 1.5% of purchase price.

Conditions:

Minimum mortgage of $125,000.
Minimum 4 year term at posted rate.
Financing at 80% of purchase price.
Client will receive monies immediately after mortgage disbursement.
This promo is not available at the branches and must be obtained through our Banque Nationale mortgage Broker.
note - BN Broker is Mousaid Mohamed 514.585.5651

L' offre est une remise en argent de l’équivalent de:

Frais de notaire pour une somme de 1250.00$.
Frais d’inspection pour une valeur de 475.00$.
Droit de mutation : estimé à 1.5% du coût d’ACQUISITION de la résidence.

Conditions:

Montant minimum de l’hypothèque de 125,000.00$
Terme minimal de 4 ans, au taux du bulletin
Financement minimum à 80% du coût d’acquisition de la résidence.
La remise en argent sera effectuée au client immédiatement après le déboursé de l’hypothèque.
Cette promotion est dès maintenant en vigueur par l'entremise des représentants de la Banque Nationale attitrés aux bureaux Sutton, et non disponible en succursale.
a noter - Représentant de la Banque Nationale: Mousaid Mohamed 514.585.5651

Disclosures (direct & indirect interest):

A simple disclosure in a Promise to Purchase stating that the Buyer or Seller is a real estate broker does not constitute proper disclosure as per REBA and will put the transaction at risk.

Six potential scenarios / six scénarios possibles:

Other Disclosures / Autres divulgations

Existing inspection report
Violent death on a property
Disclosing a suicide
Disclosure concerning hypothecary referrals (Conflict or apparent conflict of interest)
Existence d’un rapport d’inspection antérieur
Mort violente sur une propriété
Divulgation d’un suicide
Divulgation en matière de « référence » hypothécairDe (Conflit ou apparence de conflit d'intérêts)

Disclosure Forms / Formulaires de divulgation

Meeting, February 1, 2012 at DDO

2012-02-01T06:25:00.043-05:00

Meeting was cancelled due to extreme weather and road conditions, however, here are a few tidbits to ponder on for next time!

Do you think that we can do better in 2012?

4% drop in consumer confidence between 2010 and 2011

Reminder: Sutton-Royal's New Residential Broker course info:

looking for potential instructors
planing to start in March 2012 in both English and French
if you feel that you have what it takes and want to do some teaching please drop us a line at royal@sutton.com
all teachers will be paid at the same rate as CEGEP teachers
should you come into contact with persons wishing to become residential real estate brokers, please refer them to the following site
English: http://ciags.blogspot.com/2012/01/about-program-q.html
Français: http://ciags.blogspot.com/2012/01/propos-du-programme.html#comment-form

FYI: Breakdown of licence holders / Répartition des titulaires de permis

Some items on next week's agenda:

New Sutton / Banque Nationale Promo: as of January 19, 2012
New Sutton Platinum signs
Disclosures (direct & indirect interest)
Discipline - A sample case summary of actions and consequences
New Sutton Promo with AMJ Campbell movers

Meeting, January 25, 2012 at DDO

2012-01-25T12:18:00.017-05:00

Items discussed

GMREB Elections:

http://extranet.centris.ca/MONTREAL/Upload/Questions_Reponses_CA_an.pdf

Chk out the GMREB Facebook page: do join in the fun if you are so inclined!

http://www.facebook.com/profile.php?id=506455301#!/groups/CIGM.GMREB/

Saint Laurent Office move:

Due to construction delays, may not happen till March 1st
Galeries St Laurent, 2089 Boulevard Marcel-Laurin, Suite 150, Saint-Laurent, QC H4R 1K4, Canada

Twitter: recommended tweets to follow. Set up an account and search for the following:

groupe sutton-royal@suttonroyal

Sutton Québec@SuttonQuebec

CIGM@CIGM_GMREB

OACIQ@OACIQ

Real Estate Magazine@REM_Online
FCIQ@fciq_eco - Federation des chambres immobilieres du Quebec
Allison Lampert@RealDealMtl - Real estate for the Montreal Gazette's business section

OACIQ -vs- DuProprio:

OACIQ New Forms Training:

http://www.oaciq.com/en/articles/mandatory-continuing-education-on-the-new-forms-additional-information

Sutton-Royal's New broker course info:

looking for potential instructors
http://ciags.blogspot.com/2012/01/about-program-q.html

Sutton Convention:

http://www.suttonquebec.com/cyberpressesutton/main.cfm?p=01_100&l=En&ID=434&CEID==IjM

Sutton Imarkscore:
Sutton was rated tops in real estate sites by consumer groups. Feel free to share the info.

Minutes - Meeting November 18, 2009

2009-11-18T06:34:00.017-05:00

Bad MLS Pics

http://www.youtube.com/watch?v=H60KqfmIxwA

Tips for Taking Professional-Looking Pictures
http://www.cigm.tv/en/videos/voir/282/

October 2009 MLS Stats:
http://www.centris.ca/upl/MT/tableau_communiques/TableauxCommuniquesCIGM2009M10_ENG.pdf

GMREB - Competition Bureau & MLS

Are media reports accurate?
Some media are reporting that there has been a settlement with the Competition Bureau or that CREA has changed its MLS® Rules resulting in Boards’ MLS® Systems no longer being member-to-member systems. These media statements are incorrect.
CREA has not reached a settlement with the Competition Bureau and CREA has not changed its MLS® Rules and Interpretations.

What should you say if a member of the public calls asking to list his or her home on an MLS® System without working with a REALTOR®?
The member of the public should be told that the media has inaccurately reported that a proposed resolution between CREA and the Competition Bureau would result in members of the public being able to access a Board’s MLS® System to list their homes for sale without the involvement of a REALTOR®. A Board’s MLS® System is a system for REALTOR® members of CREA. If that person would like to list a property on a Board’s MLS® system, they should contact a REALTOR®.

Verify renewal status of certificate

Discussion on 72hr. clause:
Annex B

Recap of breakfast meeting held November 3, 2009 at Restaurant Topaze

2009-11-04T18:34:00.004-05:00

Thank you to all who attended and I'm sure you will all agree that it was well worth the effort to be there!

Our guest speaker was Me. Alain Mongeau, real estate lawyer.

The four main topics discussed were:

Latent or hidden defects - myths and realities.
What to do when one of the parties to a transaction reneges on an agreement.
What to do and how to ensure that your rights are protected when under investigation by the office of the Syndic.
What to do in the event that a client inadvertently forgets to pay you for services fully rendered.

Some highlights of discussions:

Renunciation of legal warranty and its intricacies.
The old notion of "buyer beware" turned "seller beware" and the importance of the Sellers' Declaration.
Notions of "good faith" and "bad faith" in a transaction.
What to do in cases of a Seller refusing to disclose information that may adversly affect the value of a property.
Time limits with respect to latent or hidden defects and notification requirements.
Notions of new or pre-existing conditions.
Expert inspectors qualified to testify in court.
Notification procedures upon discovery of a problem once a Buyer moves in.
Beware of submitting written statements without legal advise when under investigation.
The realities and pitfalls of trying to force a sale on a Buyer who renegs.

Me. Alain Mongeau can be reached at 514.482.4000.

In response to the question posted earlier on this blog.

2009-11-02T19:16:00.003-05:00

A real estate agent who buys or sells a property privately must forward to the ACAIQ:

A) a copy of the Promise to Purchase
B) a copy of the notice of disclosure
C) a copy of the deed of sale
D) all of the above
E) none of the above

The correct response is "D) all of the above".

The recommended form Notice of Disclosure states on page 2:

THE CERTIFICATE HOLDER MUST SEND:

To the Association des courtiers et agents immobiliers du Québec

• by fax, a copy of this form signed by all parties and a copy of the contract (e.g. accepted promise to purchase and annexes) and of any act evidencing the transaction (deed of purchase, sale or exchange).

There you have it. The Real Estate Brokerage Act does not differentiate between a private sale or a sale through another agent. We are all subject to the same disclosure rules regardless.

Special Meeting Notice

2009-10-30T17:42:00.007-04:00

To: All Groupe Sutton-Royal Agents

As previously mentionned, next week's workshop will be held on Tuesday November 3rd rather than Wednesday.

Special guest will be Alain Mongeau, real estate lawyer. Me Mongeau is one of a rare breed of lawyers well versed and very experienced in:

- commission claims and recovery
- defending agents at the disciplinary level
- arbitration with respect to commission disputes
- real estate litigation for clients
- and real estate law in general

Where: Restaurant Topaze
Pointe Claire Shopping Centre
317 boul. St-Jean, Pointe Claire

Map: Click here

When: Tuesday, November 3, 2009

Time: 8:30 to 9:30 am - breakfast complimenmts of our own DESJARDINS mortgage broker Fernando Pierbattista

9:30 till 12:30 - Guest speaker Alain Mongeau

Furthermore, a lovely parting gift, compliments of Groupe Sutton Royal, will be handed out to all paricipants.

Doing a good job does pay off!

2009-10-01T23:50:00.006-04:00

Minutes of workshop held Sept 30, 2009

2009-10-01T02:59:00.019-04:00

What to look for when purchasing a digital camera.

Viewed a video clip on the subject produced by GMREB TV
A regular compact digital camera and a higher end digital SLR camera were displayed for anyone to examine.

Discussion on email scams.

Known as "phishing" or "spoofing" and is a technique where email is sent by unscrupulous individuals in an effort to obtain personal information.
When it looks to good to be true ... it is! Delete immediately.
If you are ever asked in an electronic message to send a password by email, NEVER, NEVER do so no matter how official it looks or claims to be. A service provider, financial institution or corporate entity will never make such a request to their clients or employees. When in doubt ... DELETE!

Registre Foncier

Anyone interested can take the 3 hour and $90 course at the ACAIQ or you could have taken it for free at the office and have a lot more fun in the process!
Review of the basics including installation of plugins necessary for proper operation.
Registration to the service must be done via snail-mail only.
Group explored some of the more advanced search functions on a special case brought forth by Nella Scardino from our St-Laurent office. (Thanx Nella ... it was a good one!)
We also briefly explored the PLAN CADASTRALE option which can be very useful and often necessary when the certificate of location is not available.

Varia

The GMREB's Lakeshore Division will be holding a conference on stoves and chimneys. Info and registration can be obtained here.
And last but not least, the winner of our grand door prize draw (graciousely donated by your friendly neighbourhood broker) a CROSS pen with gold trim logo in vibrant SUTTON colors worth literally thousands of dollars when used to draw up successfully concluded Promises to Purchase, was won Arnold Leider.

Minutes of workshop held Sept 16, 2009

2009-09-17T13:45:00.045-04:00

Latest stats (August 31, 2009) from the Greater Montreal Real Estate Board:

Feel free to integrate these graphs into your presentation folders.
Real estate is alive and well in Quebec!

Montréal Architectural Heritage Campaign

Again this year, the GMREB is sponsoring the Architectural Heritage Campaign organized by the City of Montréal. There are two special events that will prominently feature the GMREB and its members.
Congratulations to our very own Claire Lalande for having had two of her listings selected for this event! (MLS #'s 8155413 & 8160452)

This week's guests were:

Michel Nolin - Our own mortgage broker - CIBC and chartered banks rep
Fernando Pierbattista - Also our own mortgage broker and Caisse Pop rep
William Samuel (Les Entreprises William Samuel) - Distributor of NCR paper used for electronic forms - Order Form

Items discussed:

Sutton Quebec's 15 year Anniversary bash - Registration forms: English / French
National Do Not Call List - The unlimited access cost is $ 17,250 or $ 1.73 per query but you can verify call numbers simply by going to SUTTONUP on HOMEBASE. There are currently 6.8 million numbers or one in three households registered in Canada.
GMREB WebForms -vs- ACAIQ Electronic Forms using SEAMONKEY and why the need to familiarize with both.
Rights to Selling Commission - not knowing the rules can cost you dearly
Once again, your dollars hard at work. The ACAIQ has aquired licensing rights to ZIMBRA for all of its members across Quebec. Why? This is the same web based email software that all Sutton agents use via HOMEBASE.
Bill 73 - There is still little indication as to when the new law will pass however, the ACAIQ is hopeful for December 1, 2009.

Upcoming Workshops at Groupe Sutton-Royal:

Web Forms and Electronic Forms
Advanced Matrix functions
Efficient Cause of Sale
Registre Foncier (Online Register)
72 hour clause (not to be confused with Santa Clause!)
Seller's Declaration
Setting up a Business Blog - Twitter - Facebook
Special Guests when possible
.... stay tuned for more and do feel free to add any suggestions you may have via the comments section.

ACAIQ elctions - Candidates and their platforms

2009-05-06T20:35:00.005-04:00

The time has come the walrus said to speak of many things and the thing at hand is the ACAIQ presidential and directors election.

It is no secret that this administration has and continues to promote M. François Léger as president along with David Farber and Marvin Knopp as Board Members for the Montreal region.

Having personally known two of the three candidates for many years and recently met and spoken to all three, I am convinced that they are the balance needed for what the future holds in store for our profession.

As stated on several occasions during our weekly encounters, it is most important at this junction and now more than ever that everyone exercise their right to vote.

You have all, in the past few days, received ballots at your home or office. It is crucial that you cast your votes and if you are not so inclined then please bring in your envelopes in order that our administrative staff may sway you otherwise!

In fairness to all parties please review the presidential platforms:

Christiane St-Jean for returning President: http://www.christianest-jean.com/parcours.html

François Léger former three term President: http://francoisleger2009.com/indexEn.html

Together we can make a difference!

Full disclosure gone too far!

2009-04-29T22:05:00.017-04:00

Here's another reason why FSBO's should use the services of a real estate agent!

We are trained professionals and prefer to use words like:

Inconsiderate
Ruffian
Hooligan
Malfesant
Ne'erdowell
Disgusting
Loathesome
Vile
Distasteful
Wrathful
Belligerent
Agoraphobic
Arrogant
Rude
Obnoxious
Scallywag
... and if we really had to, we could use the word Sphincter

Recap of office workshops held April 21st & 28th, 2009

2009-04-28T19:46:00.013-04:00

This was a two part session dealing with the new GMREB Webforms. Many of us have been using the ACAIQ's electronic forms for a while now and it has served us well. However, it did not come without growing pains and quirks.

The first generation ACAIQ forms required a paying version of ACROBAT in order to take full advantage of its features. Unfortunately, it was a price that many did not want to pay and a burden that the ACAIQ did not necessarily want to put on it's members.

The second generation electronic forms (current version) resolved the paying issue by using the free version of Acrobat Reader. In exchange, it requires the installation of a browser called SeaMonkey which comes with its own set of special needs. Different installation procedures for different operating systems, frequent updates to the browser that must be ignored, updates to the forms that must be installed and updates to Acrobat that you may or may not want to install because it may or may not require some reconfiguration to SeaMonkey.

Although it's a great program, it can be a little frustrating at times, even for the computer geek.

Fortunately, we now have a serious alternative by way of WEBFORMS available through MATRIX.

We have spent the better part of the last two workshops exploring both the theoretical and the practical sides of the application and when it was all over, the participants were content and quite impressed with what they saw!

Some WEBFORMS features:

Truly web based requiring only the latest version of Adobe Reader available here: http://www.adobe.com/ca/

No software tweaking or installation.

Truly crossplatform whether using XP, VISTA, MAC or even LINUX if you are so inclined!

You can even access it through SeaMonkey!

Easy to create and print forms.

Basic data automatically imported onto your forms via the MLS number.

Ease of emailing and archiving.

Online tutorials, well done and very easy to follow.

Plus a whole lot more ... should have been there!

Check it out, you'll be glad you did! http://extranet.centris.ca/MONTREAL/Upload/Communique_Centris_WEBForms_2009_04_07_A.pdf

And of course, as it has become customary of late, a couple of films clips were shown!

Securing Higher Offers by David Knox

Selling Is Not Bad - Floyd Wickman

Recap on the ACAIQ Convention 2009

2009-04-27T22:19:00.018-04:00

This is how it was on Earth Day in Trois-Rivières on April 22nd, 2009.

280 registrants at the convention out of 18083 memebers ( https://secure.acaiq.com/cgi-bin/WebObjects/Extranet.woa/wo/3.0.27.3.1.27.1.1?48,8 )

Robert Nadeau (ACAIQ CEO) unveiled the new OACIQ logo.

All of the participants received a lovely parting gift in the form of a 2 gig credit card style memory stick preloaded with the new Real Estate Brokerage Act.

Mr. Nadeau summarised the results of the consultation tour.

Changes were submitted whereby the Collaborator now represents the Buyer while providing fair and equitable treatment to all parties.

All Brokers will have the obligation to maintain a trust account but will not be obliged to process commissions through them.

The title of Chartered Real Estate Broker will be instituted for all who hold the Chartered Real Estate Agent certificate.

The finance minister Mme. J. Forget has been replaced by M. Raymond Bachand.

It is expected that the publication in the official Gazette for the new REBA will probably happen in mid-May 2009 with 45 days for public comment.

The original July 1st deadline is somewhat optimistic and will probably occur in early fall.

Mandatory forms in their current format will be maintained for 18 months and the OACIQ will ask for recommendations from its membership at projetformulaires@acaiq.com .

It is projected that new forms will come into effect on Jan 1st, 2011.

Mandatory training on forms will come into effect for all Brokers between January and July 2011.

Clarification: Forms will have mandatory mentions. The new law will not call for mandatory forms.

There will be an 18 month transition period for business cards, signs, etc.

A broker may delegate the holding of a trust account to another Broker but will retain full responsibility.

French language proficiency, though not mentioned because of political correctness, will be maintained.

Membership dues will definitely be increased to $903.

Grandfathering with respect to fields of practice will apply for all current practitioners.

As far as conventions go, it was a good one. It wasn't memorable and it won't go down in the annals of history but nonetheless, this writer was glad he attended.

On a side note:

Participation from West Islanders, anglophones and visible minorities was negligible and virtually non-existent. Perhaps the OACIQ can try a little harder in the future. On the other hand, perhaps so can we. To their credit, simultaneous translation headphones were available for the asking!

Lunch was palatable and quite inoffensive. Some chicken breast pieces in a light gravy on a bed of wild rice with an accompaniment of broccoli, carrots and all the bread rolls and butter your arteries can handle, followed by coffee and cake with a raspberry coulis ... mmmm ... coulis :-)

More importantly, candidates to the presidency of the ACAIQ were given the opportunity to promote their platforms:

Hath spoken, Christiane St-Jean, current president of the ACAIQ who's platform in 2007 (item #4) was to ensure that the ACAIQ would work towards alternate means of financing in an effort to not increase its membership dues in the future and who hath now become an ardent proponent of increasing the annual dues by over 100% to $903. Dare to see her new platform at: http://www.christianest-jean.com/

And then there was François Léger, former three term president of the ACAIQ looking to make a glorious comeback who says "The ACAIQ stepping on a slippery slope !". See for yourself at: http://www.francoisleger2009.com/indexEn.html

Disclaimer: The opinions expressed herein are solely and exclusively those of Domenic Mammarella, certificate # A7131, and in no way reflect the thoughts and opinions of Groupe Sutton Royal Inc., Groupe Sutton Québec or any of its franchisees, affiliates, agents, partners or employees and their families and if anyone is actually reading this ... please let me know by honking twice the next time you drive by my office!

BTW ... Here's your new logo. Impressed?

Recap of office workshop held April 15th, 2009

2009-04-21T20:05:00.008-04:00

Well, this was an easy one for your friendly neighbourhood broker 'cause we had guest speakers: building inspectors from INSPECT-THOR .

Our guests were Michel Willems, Building Inspector and Serge Dubé, Building Inspector and Director of Development. Both individuals appeared most competent and confident in what they do and although they are not members of the AIBQ , all of their inspectors carry Errors & Omissions Insurance and all abide by a Code of Professional Ethics.

It is common knowledge that real estate agents and brokers must avoid putting themselves in a position of conflict and therefore cannot and must not recommend any one building inspector in particular. This being said, when asked for a recommendation by a client, do feel free to add Michel Willems to your list.

As deadlines are crucial when dealing with building inspections, INSPEC-THOR sets itself apart by offering one-stop-shopping as it were! Should the need arise, they can also coordinate and arrange within a very short time frame:

Pyrite tests
Air quality
Vermiculite
Iron Ochre and
Radon testing

They also provide, for a lesser fee, a pre-listing sevice whereby potential problems can be identified and corrected before the property is actually put on the market. Hence, no surprise!

Viewed at the April 8th, 2009 meeting

2009-04-13T01:23:00.003-04:00

David Knox

Mike Ferry - FSBO role play

Recap of office workshop held April 8th, 2009

2009-04-12T13:33:00.011-04:00

- FINTRAC reminder:

The "Fiche de renseignements sur le client - Individual Identification Information Record" is a mandatory document required by Federal law and subject to criminal sanctions if not used.
This document must be filled in and kept on file when dealing not only with Buyers but also with Sellers.
Any client who signs either a Brokerage Contract or a Promise to Purchase must be identified.
The only exception is for a client with whom you have dealt with in the past. In such case the recommendation is that the form be submitted with the stipulation the you have done business in the past and the that client is known to you.
You can obtain a copy of the form here: http://up.suttonquebec.com/DOC/DOC/Ident%20Info%20Record.pdf

- Discussion and demonstration of the Caravan and Open House scheduling features on MATRIX.

Note that the majority of Brokers and Agents no longer post, circulate, fax, send, manage or otherwise communicate any form of Caravan or Open House listings to neighbouring offices choosing instead to use the MATRIX functions which are far more effective and cost efficient. Are you using these features?

- ACAIQ elections are coming up and you will soon receive your voting ballots by mail.

With the soon-to-be adopted revision to the Real Estate Brokerage Act, it is now important more than ever that you cast your votes!
If you are not so inclined then you are urged to drop off your envelopes at the office in order that we may assist you in selecting the candidates we feel are best suited to piloting the new OACIQ.

- Viewing of two real estate coaching videos - see next posting to view them:

David Knox - Open House Techniques That Secure Buyers
Mike Ferry - FSBO role-play

- Coming up:

Next week - Guest Speaker Michel Willem Building Inspector
In two weeks - "Everything You've Always Wanted to Know About the 72 Hour Clause But Were Afraid to Ask", unless something else comes up!

By request - More David Knox

2009-04-02T15:01:00.004-04:00

Here are two clips shown at our April 1st, 2009 meeting.

Minutes of office workshop and meeting held April 1st, 2009

2009-04-02T14:32:00.004-04:00

Items on the agenda were:

GMREB elections in progress.
Upcoming Sutton Golf Tournament

And on the practical side:

How to create a Comparative Market Analysis using MATRIX
How to effectively submit a request for assistance at the ACAIQ http://woapp.acaiq.com/PDF/An/Request_assistance_letter.pdf
Showing and discussion of two more clips by David Knox (see next post)

Slideshow Sample Using PHOTOSTAGE

2009-03-31T00:21:00.004-04:00

Here is a sample of a movie clip created out of still photos and talked about at the last couple of meetings.

You can obtain the software here: http://www.nchsoftware.com/slideshow/index.html
and best of all, it's FREE!

Shown at our March 25th, 2009 meeting and posted by request

2009-03-30T21:59:00.013-04:00

Negotiating Low Offers - David Knox

Real Estate Coaching - Mike Ferry's Price Reduction

Try your hand at the new ACAIQ exams - now called OACIQ exams

2009-03-30T21:27:00.012-04:00

As you all know the ACAIQ certification exams will change radically on Jan 1, 2010 and they have made two sample exams available on SYNBAD.

Try them out if you are so inclined.

In English:

En français:

Have Fun!

UPDATE JANUARY 3, 2012

Groupe Sutton-Royal will be giving an accelerated course in preparation for new brokers to take the OACIQ licensing exam.

hours - 140 over 10 weeks
cost - $2000 including taxes and some materials
fully refundable under certain conditions
guaranteed to pass the OACIQ exams (under certain conditions)
scheduled to start end of February 2012
location in Ville Saint Laurent
limited to 18 - 24 participants

Accelerated Real Estate Course created by groupe sutton.

If you or anyone you know might be interested, please post a comment or contact royal@sutton.com .

More information will be posted as it becomes available.

Update on your FEDERATION dollars hard at work!

2009-03-30T20:34:00.010-04:00

The Professional Practices Dept. has decided to increase your fees with respect to Conciliation and Arbitration sessions.

Here is a brief history for your appreciation:

Conciliation Fees before 2006: $ 0 per side (included in your yearly dues)
Conciliation Fees as of 2006: $ 100 per side
Conciliation Fees as of Jan 2009: $ 150 per side
Conciliation Fees as of Apr 2009: $ 250 per side or $ 175 for claims under $3000

Arbitration Hearing before 2006: $750
Arbitration Hearing after 2006: $750 or $1100 for a full day
Arbitration Hearing as of April 2009: $1500 regardless of duration

As our fees appear to increase exponentially, the moral of the story is: Try to come to some sort of compromise when dealing with commission disputes otherwise the only winner risks being your Federation!
See in English: http://extranet.centris.ca/MONTREAL/Upload/VISION_Pratiques_professionnelles_2009_03_18_A.pdf
Voir en français: http://extranet.centris.ca/MONTREAL/Upload/VISION_Pratiques_professionnelles_2009_03_18.pdf

Results of our last online poll

2009-03-30T20:19:00.007-04:00

The statement was:
The weekly meetings and workshops at Groupe Sutton-Royal are,

0% said: Boring and a total waste of time. They should be cancelled!
100% said: Entertaining yet informative and please don't stop!
0% said: What meetings and workshops ... we have meetings and workshops ... since when ... no one ever told me!

I guess we'll keep holding those meetings and workshops!

Recap of office workshop held March 10, 2009

2009-03-17T12:45:00.003-04:00

Everything you've always wanted to know about your rights to a Selling Commission and demystifying the term "Efficient Cause of Sale".

Video produced by the GMREB:
http://www.tagtele.com/videos/voir/31768/

For complete information go to Centris at: http://extranet.centris.ca/index.aspx?section=35 .

Recap of office workshop held March 3, 2009

2009-03-05T13:40:00.002-05:00

Review of the GMREB tour held in February 2009:

Webforms Presentation: http://extranet.centris.ca/MONTREAL/Upload/Linda_Bouchard_Webforms_A.pdf
Real Estate Market Presentation: http://extranet.centris.ca/MONTREAL/Upload/Paul_Cardinal_A.pdf
Consumer Website Presentation: http://extranet.centris.ca/MONTREAL/Upload/Wavgroup_Website.pdf

Participants were shown how to quickly and easily create a no cost video slide presentation for uploading to Matrix, MLS.Ca and Suttonquebec.com by using your built-in Windows Movie Maker.

Note to the general public

2009-03-02T00:09:00.005-05:00

This is a private site used for internal management purposes. However, it is being made available by design and the general public is not only invited to browse its contents but also encouraged to post any comment that they may see fit.

The philosophy at Groupe Sutton-Royal is one of full disclosure and complete transparency. As such, we are not unlike a fine eating establishment with an unobstructed view to its kitchen and staff.

Bonne Appétit!

Recap of office workshop held Feb 25, 2009

2009-03-01T21:56:00.003-05:00

This is how it happened that day:

Presentation of the results of our last Professional Inspection held on January 13 & 14, 2009 at both the DDO & St. Laurent offices.
Congratulations to everyone on the quality of your files. As you know, inspectors will select a number of files at random and produce individual reports for the benefit of the agent.
Those of you that have been selected will receive a copy by email in the days to come.
I am proud to say that Groupe Sutton-Royal received a cover letter to their report stating "We congratulate you on your sound management methods".
A heartfelt thanks to eveyone and keep up the great work!

There were, however, a few shortcomings:

Section 147 of the By-law of the ACAIQ states that agents must transmit files to the office without delay and regardless of pending conditions. Some individuals are consistenly late and they have been so advised.
Trust deposits, in some cases, are submitted long after acceptance.
Despite the efforts made by the ACAIQ and this administration since its introduction, the "Declarations by the Seller" form remains underused.

The professional Inspection department has produced a "Quick Reference Guide" listing the items needed for a full and complete listing or sales file. You can download them via the following links:

Dossier inscription français: http://woapp.acaiq.com/PDF/Fr/AideMemoire_residentiel_insc.pdf
Listing file English: http://woapp.acaiq.com/PDF/An/QuickRef_residential_listing.pdf
Dossier vente français: http://woapp.acaiq.com/PDF/Fr/AideMemoire_residentiel_trans.pdf
Sales file English: http://woapp.acaiq.com/PDF/An/QuickRef_residential_trans.pdf

Other items put forth:

Discussion on the ACAIQ consultation tour of February 23, 2009 in Pointe-Claire. You can review the notes posted here: http://suttonroyal.blogspot.com/2009/02/report-on-acaiq-english-consultation.html
Discussion on "Everything you've always wanted to know about BLOGGING but were afraid to ask!". Participants were also shown how to set up their own no cost blog if they were so inclined. You can start right now by clicking here -> http://www.blogger.com/

Results of our last online poll

2009-03-01T14:25:00.002-05:00

The question was: Do you feel that Bill 73 will be good for our profession?

23% said - Absolutely
46% said - Not at all
23% said - I 'm not sure
7% said - What the heck is Bill 73?

Report on the ACAIQ English Consultation Session

2009-02-27T13:54:00.007-05:00

Feb 23, 2008 Pointe-Claire, Quebec - It was consultation day on the future of our industry in Quebec but you wouldn't know it based on the level of preparedness and the quality of questions emanating from the trenches. From the looks of the permanently baffled and the terminally confused in attendance it was painfully apparent that very few had actually reviewed or were even aware of the existence of ninety seven pages of proposed regulation changes.

With the exception of the Sutton-Royal agents in attendance, there was more confusion at the end of the session than at the beginning. Surely a whole new generation of twisted rumors will emerge from this one!

Following are my thoughts and observations of the event:

The presentation was poorly managed with the Speaker too often loosing control of the audience.

Members did not have the time to digest, assimilate or even understanding the major impact that these new regulations may have on their careers.

Most did not realize that this was a "last chance" meeting.

About 200 members were present and too few brokers attended.

Why the sense of urgency. We had less than 24hr to submit any comments.

Here are some of the comments overheard in the lobby:

They don't care about what we have to say!

They just want to take our money.

We're just wasting our time, it's all decided beforehand.

This is a dictatorship.

They're always looking for ways to stop us from earning a living.

Some of the concerns brought up during question period:

Caps on escalating costs.

Why the need for French proficiency?

How about mandatory continuing education?

Limitations on numbers of new members.

Commissions and trust account.

Reduction of Quorum.

... plus a whole slew of questions that had no relevance with the issues at hand!

And that's the way it was on the afternoon of February 23, 2009. If you had wanted to know more ... you should have been there. A great time was had by all!

Highlights on the draft regulations of the new Real Estate Brokerage Act

2009-02-18T19:58:00.018-05:00

For all who were present at today's meeting, here's a recap. For those who were not, the following will perhaps enlighten you.

Everyone is strongly encouraged to participate in the consultation tour to voice your thoughts and opinions.

- schedule of sessions -> http://woapp.acaiq.com/PDF/An/ConsultationSchedule09.pdf
- submit your comments -> http://woapp.acaiq.com/PDF/An/Comments_DraftRegulations.pdf

You can obtain the draft documents here:
http://woapp.acaiq.com/PDF/An/DraftRegulationsOACIQ.pdf
http://woapp.acaiq.com/PDF/An/InternalByLawOACIQ.pdf

Following are some of the highlights in point form:

Desired start date to be July 1, 2009.
Affiliated and Chartered Real Estate Agents will be called Brokers.
Chartered Real Estate Brokers will be called Agencies.
Certificates will be replaced by Permits.
Brokers will be held "first in line" with respect to civil liability and disciplinary matters.
Agencies will be held jointly liable.
E&O insurance will be billed directly to the Broker and not through the Agency.
There will be two categories of permits: Real Estate Broker and Mortgage Broker.
A Mortgage Broker who wishes to practice in both areas must hold and pay for 2 permits.
A starting Broker must be employed by an Agency for 3 years before he is allowed to practice on his own.
Special qualifications, to be determined, must be obtained by any Broker wishing to hire other Brokers to or manage an Agency.
The ACAIQ will become the OACIQ.
The OACIQ may act as Conciliator or Arbitrator between Brokers and Clients should the parties agree.
Current Chartered Real Estate Agents will maintain all rights to manage an Agency and hire Brokers. They will also maintain rights to practice in areas of residential and commercial real estate and mortgages.
Current Affiliated Real Estate Agents will maintain their rights of practice in residential and commercial real estate as well as in mortgages. However, they will have to obtain special qualifications in order to work on their own, hire other brokers or manage an Agency.
It is recommended that the existing mandatory forms be maintained for 18 months.
Entrance exams for new Brokers scheduled for January 1, 2010 will be based on competencies rather than knowledge.
There will be three separate entrance exams based on the field that the new Broker will practice in. Residential, Commercial and Mortgages.
New Brokers must demonstrate sufficient knowledge of French.
Photos on permits must be renewed every 5 years and will appear on the web site.
Usual first names will be allowed under certain circumstances.
Permits will read: restricted to residential, restricted to commercial, restricted to mortgages and unrestricted.
Agency permits will be unrestricted.
An agency must name a Representative.
A Representative must hold a permit without restriction.
A Representative must take a special exam.
Special authorisations will be issued to outsiders for a 12 month period and for a specific task. Outsiders must adhere to our rules.
Reactivation and transfer fees will be abolished.
There will be an increase in yearly dues to $850 plus $53 to the Indemnity Fund for a total of $903.
E&O Insurance will be charged according to risk, field of practice, geographical areas, frequency of claims, etc.
Additional training may be imposed on Brokers and Representatives via Discipline and Inspection Committees and by the Board of Directors according to need.
All Brokers must hold a trust account unless they work for an Agency.
Deposits and commission advances must be deposited to the Agency or Broker's trust account.
It will not be possible for a Broker to suggest that a deposit be submitted elsewhere.
Commissions must be deposited in the trust account.
Interest from the trust account must be remitted to the OACIQ and used for public awareness.
Indemnity Fund claims will be increased from $15K to $35K.
Clarification and much more stringent rules on disclosures.
The Collaborator represents the Listing Broker who in turn represents the Seller unless a Buyer Brokerage contact exists with the Buyer.
The Listing Broker will have the obligation to inform Buyers that they have the right to be represented by a Broker of their choice.
A Broker cannot be both an intermediary and a party to a transaction.
A broker cannot claim commission when party to a transaction or when acting on behalf of a spouse or common law partner.
A Broker must indicate to the Seller, in writing and without delay, the remuneration offered to any Collaborator.
A property must be listed on an MLS system before any marketing begins.
Commissions may be disbursed to a managing company held by the Broker and paid by the Agency.
Specialist titles will be allowed under certain conditions to be determined.
A Broker or executive officer of an Agency shall constantly update his knowledge.
General Meeting quorum number to be reduced to 35.

Questions and concerns:

Article 72 of the current law states: "One hundred members constitute a quorum at a general meeting". This amount was set in 1994 when the membership numbered approximately 10,000. Why the need to reduce it to 35 now that the membership has increased to over 17,000? Would it not make sense to actually increase the number of members needed to constitute a quorum? Is the proposed reduction to 35 simply a measure or ploy to quickly and easily pass any new regulation with as little fuss, inconvenience and resistance as possible?

Current law states in Article 4 "The fees prescribed in Division I shall be indexed on 1 January of each year on the basis of the rate of increase in the general Consumer Price Index for Canada, as determined by Statistics Canada for the12 months ending on 30 September of the previous year." Will the new rules contain such limitations or will future increases be applied at the OACIQ's sole discretion?

Current members will be issued unrestricted permits. Does this mean that they will pay for one permit or will they have to pay for several permits as is the case of a Mortgage Broker who also practices Real Estate Brokerage? Will they also have to pay E&O insurance twice?

Will new Brokers with restricted permits have to pay twice if they wish to practice both residential and commercial real estate and will they also have to pay for insurance twice?

Will any mandatory courses be imposed on the current membership in order to bring them up to speed on the new regulations as was the case in 1994?

Full disclosure as proposed in the draft regulation may make it increasingly difficult to double end. Does this mean that we are paving the road towards Buyer and Seller Agencies and eventually adopt regulation to prohibit dual representation as is the case in some U.S. jurisdictions?

Will there be any special qualifications required for a Starting Broker going on his own other than spending 3 years with an Agency and if no special qualifications are required, shouldn't existing Brokers have the same rights?

Should special qualifications not be required, how do you justify the radical change from today's regulations where an Agent must work under the supervision of a Broker for 3 years plus successfully complete a 260 hour course plus take a 3 hour certification exam before going out on his own whether or not he wishes to hire Agents or manage an office? Could this simply be a means to an end whereby the OACIQ's ultimate goal is to become Québec's largest independent Franchise network?

New Brokers must demonstrate sufficient knowledge of French. Is this imposed by law or is it simply meant as an exclusionary measure to keep out certain groups and to eventually limit or cease any form of communication including but not limited to publications, communiques, web site, intranet and industry forms and documents in any language other than French? And, how do you plan to deal with special authorisation for outsiders on this issue?

Commissions must be deposited in the trust account. Does this mean that commissions will be protected by the Indemnity fund? If not, why impose such an administrative burden on the membership unless the main intent is to generate additional interest income for public awareness campaigns featuring some of our executive officers? On the other hand, if commissions are protected by the Fund, does it mean that the current mission statement of the ACAIQ will be amended to include protection of its members in addition to protection of the public? Somewhat contradictory!

What is the Mission Statement of the OACIQ?

The good old days!

2009-02-18T17:16:00.004-05:00

Remember the days, when men were real men and women were real women and wireless communication was in the form of smoke signals and Morse code with mirrors? Where a telephone was made up of two funnels and a rubber hose or two Dixie cups and a string? When the fax machine was an Etch-A-Sketch and text messaging was a beeper? Where a mouse was a rodent and a screen kept flys out of your kitchen? Where a calculator was a slide rule and a computer was an Abacus (Google-it!)?

Don't you miss those days?

Don't despair! Fortunately some schools still offer real estate courses in the same good old fashioned way.

Meeting notice at DDO office on Wednesday, Feb 18, 2009 @ 9:30 am

2009-02-17T16:39:00.005-05:00

As discussed at the beginning of the year, every fourth meeting will deal with items of general interest rather than a workshop on any particular subject.

This week's subject should be of great interest as we will be reviewing the proposed changes that the ACAIQ (soon to be renamed OACIQ) will be submitting to the gouvernment.

As you know, the ACAIQ will be holding information sessions across Quebec and your participation is strongly recommended. If the participation is poor and without criticism, either negative or positive, the amendments will pass as is and we will have no one but ourselves to blame if we do not like the outcome.

You can review the proposals via the following links:

Time permitting we will also attempt:
- covering some of the highlights from the latest GMREB tour,
- and looking at the new Sutton-Royal blog that you can find at this address: suttonroyal.blogspot.com

Meeting will start at 9:30 am sharp with the usual assortment freshly baked goods, individually brewed mountain grown coffee and all-you-can-drink H2O from the water cooler!

Thought "du jour":
If a bad clergyman is de-frocked, would it not make sense that,
- A bad musician be de-noted and,
- A bad electrician be de-lighted and of course,
- A bad Agent or Broker be de-commissioned!

Recap of office workshop held Feb 11, 2009

2009-02-17T10:27:00.005-05:00

Discussion on precautions necessary for a cash purchase with references to special clauses available through SYNBAD at:

https://secure.acaiq.com/cgi-bin/WebObjects/Extranet

and at the GMREB at:

http://www.centris.ca/pdf/trouvez_mot_FCIQ_ang.pdf

We also reviewd the ACAIQ article at:

http://www.acaiq.com/cgi-bin/WebObjects/AAVisuel.woa/wa/aller?langue=2&article=4587

The remainder of the meeting focused on various websites that may be of interest to realtors.

Equifax and Transunion - For obtaining credit scores and reports:

Here is a good chart that explains the impact of your score:

- 720 - 850 - Excellent – The best financing terms and represents the best score range
- 700 – 719 - Very Good – qualifies to receive favorable financing
- 675 – 699 Average – will qualify for most loans
- 620 – 674 - Sub–prime – May qualify but will pay higher interest
- 560 - 619 - Risky – Might have trouble getting a loan
- 500 - 559 - Very Risky – You need to work on improving your rating

Court records and ACAIQ disciplinary decisions:

Registraire de entreprises - Information search on registered companies:

https://ssl.req.gouv.qc.ca/slc0110_eng.html

CMHC - Consumer information statistical data:

Traffic data on listings and websites:

Suttonup via Homebase
http://www.realtorlink.ca/
http://www.alexa.com/data/details/traffic_details/suttonquebec.com

Articles of interest for industry professionals:

http://www.brokeragentsocial.com/articles.php

Don't let this happen to you!

2009-02-11T14:05:00.004-05:00

Home-market 'correction is in full swing'

2009-02-10T11:28:00.000-05:00

http://www.ctv.ca/servlet/ArticleNews/story/CTVNews/20090209/home_sales_090209/20090209?hub=Canada

Housing starts down for January: CMHC

2009-02-10T11:00:00.002-05:00

http://www.cbc.ca/canada/montreal/story/2009/02/09/housing.html

Recap of today's meeting

2009-02-04T20:22:00.011-05:00

Well folks, as it turns out, we did not have a chance to cover the "cash sales" once again ... and though I share your dissappointment, we'll try for it next week!

On a positive note, today's session was another one of those moments when you think you know it all and suddenly realise that you've only just scratched the surface.

Uploading documents to MATRIX is an absolute gem of a tool that can save you hours of non productive time. Use it to the max and save your energies for more productive and rewarding activities such as prospecting for listings.

Remember - IF YOU DON'T LIST, YOU DON'T LAST!

Thanks to all who showed up today. The REGISTRE FONCIER is another great tool. Use it to your advantage.

http://www.registrefoncier.gouv.qc.ca/Sirf/

See you all next week for another great show!

Homebuyers urged to beware mortgage policy tied to secure line of credit.

2009-02-04T13:54:00.006-05:00

Published: Thursday, January 22, 2009 3:23 PM ET
Canadian Press NewsItem/NewsComponent/NewsLines/ByLine

Note that the ACAIQ has posted two articles on this very subject and that it was also discussed at the first office workshop of 2009.

http://www.acaiq.com/cgi-bin/WebObjects/AAVisuel.woa/wa/aller?langue=2&article=10842

Economy,drop in confidence cause dip in house prices.

2009-02-04T13:30:00.004-05:00

Updated Mon. Jan. 26 2009 7:31 AM ETThe Canadian PressTORONTO --

Workshop at DDO on Wednesday, Feb 4, 2009 @ 9:33 am

2009-02-03T07:37:00.002-05:00

Back by popular demand and/or necessity, tomorrow's session will be a full review on how to use the Online Register (Registre Foncier).

The Quebec Online Land Registry contains the acts related to real estate transactions that have been recorded in the Quebec Land Registry since 1830.

Through the Registry, you can access:

- Property Index
- Deeds of Sale
- Mortgage Deeds
- Servitudes
- 60 day notices
- Seizures
- Liens
- Contaminated lands (new)
- Co-op Agreements
- Cadastral plans
- and a whole lot more

Consultation of the Registry is the simplest, quickest and cheapest way to obtain accurate information for consumers and to satisfy our Professional Inspection Dept's requirement to keep full and complete records.

We will also show you how to upload documents such as Co-op agreements to the new "Documents" option on MATRIX.

Time permitting, we will attempt to cover the CASH SALES topic left over from last week's session.

N.B.: If you have not yet signed up for the Registre Foncier, you will have to fill in and mail out the registration form by clicking on the following link:

http://www.mrnf.gouv.qc.ca/publications/foncier/registre/Dossierclient.dot

Meeting will start at 9:33 am sharp.

All-you-can-drink coffe and all-you-can-eat muffins as usual.

A bit of humour: Real Estate Marketing

2009-02-02T16:38:00.006-05:00

They say "Sell the sizzle, not the steak!" or "Sell the crunch, not the apple!"

Hence, in real estate, sell the neighbourhood and services, not the house.

Check it out!

Peggy

2009-01-30T12:05:00.000-05:00

You are so right and we are fortunate to have a blog too.

Peggy youre right !!

2009-01-30T12:01:00.000-05:00

I agree this is a very good idea .. lets hope everyone uses it.

Meeting

2009-01-30T12:00:00.000-05:00

Great meeting was prepared by Domenic and given January 28th. We are lucky to have such informative meetings. Look how much smarter we are than other agents. Domenic you are the best.

2009-01-30T09:48:00.000-05:00

i think this is an amazing idea dom! it allows all agents to follow up ,exchange info and share their ideas !really a great idea!

Precautions to take when dealing with a cash sale.

2009-01-29T21:14:00.000-05:00

Just follow the link to see what the ACAIQ suggests.

http://www.acaiq.com/cgi-bin/WebObjects/AAVisuel.woa/wa/aller?langue=2&article=4587

Welcome to Groupe Sutton-Royal's Blog

2009-01-28T20:30:00.000-05:00

This is your forum. Feel free to use it to your heart's content.

There is no right or wrong, there's just sharing of information.

Thanks to everyone who showed up at today's meeting despite the impending snowstorm.

Unfortunately we were unable to complete all of the items on the agenda during today's workshop but we did have a good session on the ELECTRONIC FORMS. We'll pick up next week on what was left behind.

A candle loses nothing by lighting another.