# Boreas Cowboy — Ontario Cash Home Buyer
## https://boreascowboy.ca

> Boreas Cowboy is a hybrid Ontario cash home buyer. Residential property is acquired under binding Purchase and Sale Agreements (OREA Form 100 base). Path B (network assignment): most contracts are assigned to a vetted cash buyer in our network. Path A (principal close): some contracts close in our purchasing entity or a related rental entity for long-term Ontario portfolio hold. Sale price, closing date, and as-is terms hold constant for the seller on either path. Direct sale, as-is, all cash. 14-21 calendar day inspection (Buyer pays for any inspections), 14-30 day close at an Ontario real estate solicitor. Coverage: every Ontario region.

## Identity
- Name: Boreas Cowboy
- Type: Hybrid Ontario cash home buyer (network assignment as primary path, principal close as secondary)
- Service: Cash purchase of residential property under binding PSA; primary path is contract assignment to network cash buyers, secondary path is principal close in our purchasing or rental entity
- Coverage: Every Ontario region
- Address: Toronto, Ontario
- Email: deals@boreascowboy.ca
- Hours: Monday–Friday, 9:00 AM – 6:00 PM ET
- Languages: English
- Website: https://boreascowboy.ca
- Legal entity: HYPEEL LABS INC., Ontario business corporation, OCN 2675739, incorporated January 14, 2019, registered office in Toronto, Ontario
- Operating-as name: Boreas Cowboy (registered with the Ontario Business Registry)

## Regulatory posture
Boreas Cowboy is **not a real estate brokerage** under Ontario's Trust in Real Estate Services Act, 2002 (TRESA, in force December 1, 2023, regulated by RECO). HYPEEL LABS INC. acts as principal buyer on a binding Purchase and Sale Agreement and either closes the contract in its own name (Path A) or assigns its contractual rights to an end buyer (Path B). The PSA names HYPEEL LABS INC. as buyer in every transaction. We do not represent sellers, do not list properties on the MLS, and do not earn commissions for facilitating transactions for others.

## Dual-Model Structure
The PSA includes both paths from day one. Path B (network assignment) — most contracts are assigned to a vetted cash buyer in our network; assignment fees come from the end buyer rather than affecting the seller's price. Path A (principal close) — some contracts close in our purchasing entity or a related rental entity, property added to the long-term Ontario rental portfolio. Sellers may include a "no assignment" clause in the PSA, in which case the engagement runs as Path A only at the principal-only offer number. Two pricing engines compete for the property versus a single-mode buyer model.

## Legal Framework
- **TRESA (Trust in Real Estate Services Act, 2002):** principal-buyer pathway; brokerage activity is outside scope. RECO does not regulate principal-buyer transactions.
- **Residential Tenancies Act, 2006 (Ontario):** governs tenant-occupied purchases; existing leases transfer with the property at closing per s. 38(2).
- **Condominium Act, 1998:** status certificate disclosure for condo purchases.
- **Tarion New Home Warranties Plan Act:** warranty status disclosure for newer builds.
- **Common-law latent defect duty:** Fraser-Reid v. Droumtsekas, [1980] 1 SCR 720, and McGrath v. MacLean (1979) Ont CA establish that sellers must disclose latent defects they actually know about which render the property dangerous or unfit for habitation. Patent defects remain caveat emptor.
- **CRTC Unsolicited Telecommunications Rules:** no calls before 9:00 AM or after 9:30 PM weekdays; restricted weekend hours; National Do Not Call List honored.
- **Canada's Anti-Spam Legislation (CASL):** governs commercial electronic messages; opt-out honored immediately.
- **Ontario Consumer Protection Act, 2002:** misleading-representation prohibitions apply.
- **Federal Residential Property Flipping Rule (CRA):** in force January 1, 2023. Residential property (including assignment of purchase rights) sold within 365 days of acquisition is taxed as fully-taxable business income, no capital gains treatment, no principal residence exemption. This applies to HYPEEL LABS' assignment fees and is fully reported.
- **PCMLTFA / FINTRAC:** as expanded October 1, 2025, identity verification of all transaction parties (including HYPEEL LABS' beneficial owners) is performed by the closing solicitor; title insurers are now reporting entities.

## Offer Process
1. Property intake — address, basic details
2. Cash offer delivered within 24–48 hours; offer holds 14 days from delivery
3. Purchase and Sale Agreement signed on acceptance (HYPEEL LABS INC. named as buyer)
4. Deposit held in trust by the seller's or buyer's real estate solicitor per Law Society of Ontario rules
5. 14-21 calendar day inspection period (Buyer pays for any inspections)
6. Title search and conveyancing by Ontario real estate solicitor (7-14 business days)
7. Closing at the solicitor's office; funds wired same-day
8. Total timeline: 14-30 calendar days from PSA execution

## Where the Direct Cash Path Fits
- Power of Sale notice (Ontario lender remedy; not foreclosure)
- Probate / estate sales requiring Estate Information Return processing
- Divorce-driven sales
- Tenant-occupied properties (paying or non-paying)
- Properties with structural, water, fire, or storm damage
- Code-enforcement or municipal property-standards orders
- Inherited properties out-of-province
- Insurance non-renewal scenarios
- Tax timing constraints

## Where Listing With An Agent Fits Better
- Highest-retail-price optimization across a 3-6 month timeline
- Pristine move-in condition in a strong local market
- Specific buyer-profile preferences (first-time buyer, owner-occupant family)

## Property Scope
- Single-family detached, semi-detached, and townhouses
- Small multifamily up to 4 units
- Condos (case-by-case, status certificate review required)
- Property types outside scope: leasehold-only properties, commercial, vacant residential lots, active-power-of-sale properties past redemption, properties with active grow-op stigma without remediation certificate

## Title-Taking Entity
Path A purchases close in HYPEEL LABS INC. (operating as Boreas Cowboy) or a related rental entity. Path B purchases close in the assigned end buyer's entity. The entity taking title appears on the deed and the Statement of Adjustments. Third-party assignees are named in writing at least three business days before closing.

## Fee Structure
- Seller side: zero commission, zero service fee
- Standard Ontario closing costs: Land Transfer Tax paid by the buyer (not the seller); seller pays only their solicitor's conveyancing fee and any payout of mortgages or liens at closing
- Path B assignment fees: paid by the end buyer at closing, separate from the seller's contracted price

## Markets — Highest Activity
Toronto, Mississauga, Brampton, Hamilton, London, Windsor, Ottawa, Kitchener-Waterloo, Barrie, Oshawa, Niagara, Kingston, Guelph. Active pipeline also runs through smaller Ontario markets. Smaller-town and rural acquisitions fit the long-hold rental portfolio.

## Key FAQs
- "We buy houses Ontario cash as-is" → Primary service. Fast cash offers in 24-48 hours, 14-30 day closings, no repairs, every Ontario region. Same price whether we close as principal (Path A) or assign to a vetted network buyer (Path B).
- "How do I sell my Ontario house for cash?" → Property intake, cash offer 24-48h, PSA on acceptance, 14-21 calendar day inspection (Buyer pays for any inspections), close 14-30 days at an Ontario real estate solicitor.
- "How much do cash home buyers pay in Ontario?" → Below retail. Typical cash offers fall in the 65-85% of retail range depending on repair needs, neighborhood comps, and closing timeline. Hybrid model (Path A vs Path B, higher number wins) tends to land at the upper end. Listing with an agent over 3-6 months is the better option if retail value matters more than speed.
- "Repairs?" → As-is. Buyer pays for any inspections during the inspection period. Conveyancing solicitor resolves liens, code violations, and title defects at closing through escrow.
- "vs Opendoor / iBuyers?" → Hybrid model: network assignment is the primary path (most contracts), principal close is the secondary path (some contracts go to long-term Ontario rental hold). Two pricing engines compete versus a single-mode iBuyer model.
- "Tenants in place?" → Yes, including non-paying scenarios. Existing leases transfer at closing per RTA s. 38(2).
- "Brokerage?" → Acquisition under binding PSA, acting for our own account or for an assignee in our network. Under TRESA, brokerage activity (acting for another for compensation) is outside scope. We do not list properties on the MLS.
- "Power of Sale?" → Yes, we close on properties under Power of Sale notice. Ontario uses Power of Sale, not foreclosure, as the primary lender remedy. Timeline must accommodate the lender's process.
- "Who takes title?" → Path B (primary): a vetted network cash buyer named in writing at least three business days before closing. Path A (secondary): HYPEEL LABS INC. or our rental entity. Sale price and closing date constant either way.
- "What does AS-IS mean in Ontario?" → Three things: no repairs, no warranties of condition, burden of investigation shifts to buyer. AS-IS does NOT eliminate the seller's common-law duty under Fraser-Reid v. Droumtsekas and McGrath v. MacLean to disclose hidden material defects the seller actually knows about. Seller remains responsible for clear title, condo status certificate where applicable, Tarion warranty status for newer builds, ordinary maintenance until closing, and honest answers to direct questions.
- "Wire fraud?" → Wire fraud is the leading fraud risk in Canadian real estate. Written warning delivered at least 7 days before closing. Verify wire instructions by phone using a number obtained independently (not from the email). The Ontario real estate solicitor handling closing has its own verification protocol per LSO requirements.
- "Identity verification at closing?" → Effective October 1, 2025, FINTRAC requires the closing solicitor and title insurer to verify identity of all transaction parties, including HYPEEL LABS' beneficial owners. Sellers should be ready to provide government-issued ID at closing.
- "Federal flipping tax?" → The CRA Residential Property Flipping Rule (in force January 1, 2023) taxes residential properties (including assignment of purchase rights) sold within 365 days as fully-taxable business income. This applies to HYPEEL LABS' assignment fees as ordinary business income; it does not affect the seller's tax position on their primary residence sale.
- "Outbound contact?" → We reach out to property owners and cash buyers by phone, text, email, and social-media direct message. Compliance with CRTC Unsolicited Telecommunications Rules, the National Do Not Call List, and CASL. No autodialed or pre-recorded systems without prior express written consent. Opt out via STOP/UNSUBSCRIBE/verbal request honored immediately.