Realtor accused of running unlicensed business out of Newport UPS store

A real estate agent accused of using strata units as short-term rentals has been ordered to turn over a host of bank records, following a recent decision from B.C. Financial Services Authority.

While stipulating the decision was provisional and not a final judgment, there are reasonable grounds to conclude real estate agent Matthew Kuras committed professional misconduct and was: “intentionally withholding, concealing, or refusing to provide information” to investigators, according to the decision.

“Mr. Kuras’s actions have essentially thwarted further or complete investigation into his activities related to property management,” wrote BCFSA senior hearing officer Andrew Pendray.

Kuras was investigated for deceptive dealing and allegedly renting multiple strata units in his own name and using them for unlicensed short-term rentals like Airbnb, violating regulations in both the City of Vancouver and various strata corporations and resulting in the owners being fined.

Investigators heard complaints regarding: “at least seven different strata units rented by Kuras,” according to the BCFSA decision.

In June 2024, Kuras became the owner of Metrovan Rent Disbursement Ltd. The company’s mailing and delivery address was the UPS store on Newport Drive.

The company was never licensed under the Real Estate Services Act.

Investigators also found Kuras had been involved in civil claims and was previously ordered to pay $11,057 to a landlord regarding the rental of their unit. In another instance, he was ordered to pay $4,900 to landlords. A garnishing ordered was subsequently issued in that case.

When Kuras applied to renew his licence in June 2024, he answered “No” to a question asking if he was: “presently involved in pending litigation or had ever had any orders or judgments made against him in relation to real estate services.”

Rather than isolated incidents, an investigator concluded this was a: “pattern of ongoing misconduct.”

On Jan. 6, 2025, Kuras was asked to provide a detailed statement regarding those allegations by Jan. 20.

The investigator extended that deadline to Feb. 3; sending a non-compliance warning letter to Kuras on Feb. 4.

While he offered some information, Kuras didn’t provide a detailed statement on each property and didn’t provide his primary address.

After scheduling an interview for March 13, Kuras’ legal counsel stated the real estate agent: “was unable to attend the interview due to illness and requested new dates.”

The investigator scheduled an interview for later that month, but was told Kuras would be out of the country during that time.

At the mention of a virtual interview, Kuras’ counsel stated it was unreasonable to require Kuras to attend an interview while on holiday with his family.

After being issued an administrative penalty, Kuras attended an interview in April.

Kuras indicated the investigation should be limited to five properties listed in the initial investigation letter and that he wasn’t required to comply with later requests.

Kuras was issued a $27,000 penalty in June for failing to provide information needed for the investigation.

Kuras was issued another warning letter in October requiring bank account statements, including the account associated with Metrovan based on Newport Drive.

In November, Kuras provided: “none of the banking information requested.”

The investigation has taken an inordinate amount of time and resources, according to investigators.

The time involved has been: “using up BCFSA’s limited resources to investigate other allegations of misconduct.”

Senior hearing officer Pendray determined that Kuras must provide bank account statement records of funds transferred and a list of parties to whom he subleased properties, as well as payments made to those parties.

However, Pendray opted not to grant a request to suspend Kuras’ real estate licence.

“The evidence before me at this stage does not, in my view, demonstrate clearly that Mr. Kuras is currently engaged in activities such as deceptive dealing or other types of professional misconduct that may be directly and currently harming the public,” Pendray wrote.

However, if Kuras, “continues to refuse to comply with the orders,” BCFSA could bring forward another request for licence suspension, Pendray concluded.