Disclaimer

This guide is for general information only. For legal, tax, or financial decisions, always speak directly with your own lawyer, accountant, or mortgage professional. Real estate rules in Ontario are governed by Real Estate Council of Ontario (RECO) and the Trust in Real Estate Services Act (TRESA), and your situation may be different from the examples I use here.

If you’re currently under a listing agreement with another brokerage, I can’t advise on that file—speak with your existing representative or your lawyer.

Copyright

© 2025 Luba Beléy. All rights reserved. This guide is for your personal use only. No copying, reproducing, or distributing—whole or in part—without written permission.

About this guide

This is a resale-focused, practical seller guide for homes and condos anywhere across Ontario. It covers the decisions that protect your price, your timeline, and your risk—before you list, while you market, and once you’re negotiating offers.

Over the years, my seller clients kept saying the same thing: “No one ever explained it to me this way before.” Now it’s all in one place, so you can move through the process more confidently and protect your time, money, and nervous system.

Who I am and where I work

I help people move into a better place—financially, emotionally, and literally—with clear strategy and calm execution. I’m a Toronto real estate broker with deep roots in the West End and Etobicoke, helping buyers, sellers, and small investors move across High Park, Bloor West Village, Swansea, Baby Point, Old Mill, Sunnylea, The Kingsway, The Junction, Roncesvalles, Mimico, King West / Downtown West and surrounding Etobicoke neighbourhoods. When it truly serves someone’s plan, I also represent clients across the GTA.

I’ve worked in Toronto real estate since 2008, starting in high-end sales and new-construction with Tridel before moving into resale. As a homeowner, landlord and former condo board treasurer, I’ve seen this market from every side—builder, board, owner and investor. That perspective shows up in how I price, how I negotiate, and how I flag issues early, from contracts to overall process.

If you’re selling elsewhere in Ontario, this guide still applies. And if you’d like more support, I can connect you with a vetted local agent through my referral network—not just a random person online.

Learn more

If you’ve landed here from a link and don’t know me yet, you can start on my Home page. There you’ll see how I work with sellers, what I protect, and what my clients say about their experience working with me.

If you already know you want a conversation, you can skip straight to booking a complimentary 30-minute Clarity Call.

What You’ll Find Here

How to use this guide:

This guide is for Ontario homeowners who are starting to think about selling or preparing a property for market.

You can read it start to finish, or jump straight to the module that matches where you are now—money, timing, preparation, offers, or closing.

Each module follows the same structure: a clear Goal, the most Common Mistake I see, What Matters, How I Can Help, and My Take (one simple line to remember).

If you’re already under a listing agreement with another brokerage, treat this as general education only. I can’t advise on your specific listing—those conversations belong with your current agent and your lawyer.

Use this guide before you commit to a plan, while you’re preparing the property, and as a reference when you’re reviewing options. The goal is simple: fewer surprises, better decisions, and a clean, confident sale.

Jump to a module:

Module 1: Money First — Why You’re Selling & What You Need Out

Module 2: Pricing & Timing — Reading The Market, Not Your Neighbour

Module 3: Agency & Listing Agreements — What You’re Signing

Module 4: Preparing The Property — Declutter, Repairs, Staging (What Actually Matters)

Module 5: Photos, Marketing & Showings — How Buyers Really Find You

Module 6: Offers — Conditions, Timing, and How To Respond

Module 7: Condos & Status Certificates — Seller Responsibilities

Module 8: Closing Costs & Adjustments — What You Actually Net

Module 9: After Accepted Offer — From Firm To Move-Out

Module 10: Choosing Your Listing Agent — Who You Trust To Represent Your Sale

Module 1: Money First — Why You’re Selling & What You Need Out

Module 1: Money First — Why You’re Selling & What You Need Out

Goal: Get clear on why you’re selling and what you realistically need to walk away with before you set a price or sign a listing agreement.

Common Mistake: Building the whole plan around a single “ideal” number—often based on a neighbour’s list price, a story from a hotter market, or what the home “should be worth”—and treating it as guaranteed. That’s how expectations drift away from what buyers are actually paying today, what your net will be after costs, and how your sale lines up with your next purchase or move. To avoid that, we base strategy on current comparable sales and active competition, not headlines or peak-market memories—and we look at the full picture: if you’re selling and buying in the same market, what matters most is the gap between the two, not just how high your sale price looks on its own.

What Matters:

• Your real reason for selling. Upsizing, downsizing, separation, estate sale, investment strategy, relocating, or de-risking your finances—each one calls for a different plan, level of urgency, and communication style.

• Your current financing picture. Outstanding mortgage balance, type of mortgage (fixed vs variable), renewal date, prepayment options, penalties for breaking early, and any secured lines of credit or liens on the property. These all affect what you actually keep.

• A simple net sheet, not just a wish number. Start with a realistic price range, then subtract estimated commission, legal fees, mortgage/LOC payout, potential penalties, preparation costs, and moving expenses. You want a range of possible nets, not a single perfect figure.

• The cost of your next chapter. Whether you’re buying again, renting, or relocating, you need a simple picture of what this sale leaves you with after the mortgage, any lines of credit, and selling costs. If you’re planning to buy again, that means earmarking a realistic down payment and closing costs so you stay in charge of your next real estate move, not reacting under pressure.

• Timing pressure and its price. Mortgage renewals, debt load, job changes, school calendars, separation agreements, or estate timelines can push you to act quickly. Name those pressures up front so they don’t quietly force you into weak decisions later.

• Bridge financing and overlap. If you’re buying and selling, consider whether you’ll need bridge financing, temporary accommodation, or a gap between closings. The way the money flows—and when—matters as much as the final sale number.

• Tax questions that affect strategy. Principal residence vs investment property, partial use as a rental, or multiple properties can trigger tax considerations. That doesn’t mean you shouldn’t sell; it means you should know the implications before you commit. Your accountant or tax professional should be part of that conversation.

• Your non-negotiable bottom line. There’s the number you’d love, the number you’d be comfortable with, and the number below which the sale no longer makes sense for you. Defining these ranges early helps you stay calm and decisive when offers come in.

• Scenario planning: “What if we sell for less?” Walking through best-case, likely, and conservative sale prices in advance means you’re not doing math under pressure at 9:30 p.m. on offer night.

How I Can Help: I start every potential listing conversation with the numbers and your next move, not just “what we could list at.” Together we map a simple net sheet, talk through your timing, and look at how the sale connects to your next step—whether that’s buying again, renting, or freeing up capital. I’ll flag where you may want input from your lender, accountant, or lawyer, so when we do go to market, you’re not guessing what this sale does for your life on the other side.

My Take: A strong sale isn’t just a high price—it’s a number and a timeline that actually work for you. “The most important figure in any listing is not the asking price; it’s what you walk away with and what that allows you to do next.”

Module 2: Pricing & Timing — Reading The Market, Not Your Neighbour

Goal: Set a pricing and timing strategy that reflects today’s market and your goals—not your neighbour’s lawn sign, not last year’s headlines.

Common Mistake: Basing expectations on a single “ideal” number or a neighbour’s list price and assuming the market will simply meet it. Sellers often mix together stories from peak years, one strong sale on the street, and what they’d like to walk away with—and treat that as guaranteed. That’s how the list price drifts away from what buyers are actually paying right now, how long homes are taking to sell, and what your timing allows. A better approach is to price from current comparable sales and active competition, and to remember: if you’re selling and buying in the same market, the gap between the two matters more than a stand-alone headline number.

What Matters:

• The real data, not just the story. We look at recent sold comparables, price changes, and expired listings—not just what’s currently for sale. This shows us what buyers have actually agreed to pay in today’s conditions.

• Micro-market behaviour. A semi in Bloor West Village, a condo at the lake, and a bungalow in Etobicoke do not behave the same way. Days on market, offer timing, and buyer expectations differ by pocket, property type, and price bracket.

• Your pricing lane, not a single magic number. A realistic pricing range gives us room to adjust within the first couple of weeks based on actual activity and feedback, instead of clinging to one number that may not reflect the live market.

• Strategy vs “testing high.” In many parts of Ontario, “let’s just try higher and see what happens” leads to slow showings—or no showings at all—plus low-ball offers and eventual price reductions. The first 2–3 weeks are when your listing is freshest and, with the right marketing, gets the most eyes. We want to use that window wisely.

• When “offer night” makes sense—and when it doesn’t. Holding offers can work in certain pockets and price points when there’s genuine buyer depth. In other situations, a transparent, well-supported list price with room to negotiate is a stronger strategy. We pick based on data, not habit.

• Seasonality and your real timeline. Spring and fall are traditionally busier in many areas, but life doesn’t always line up with a calendar. If you have a fixed deadline—renewal, relocation, separation—we design pricing and timing around your reality and the current market, not an ideal scenario.

• Competition at your price point. Buyers don’t just compare you to the home next door; they compare across neighbourhoods and property types within their budget. We need to know what else they’re seeing for similar money and how your home stacks up.

• The sell–buy gap. If you’re also buying, what matters most is the difference between your sale price and your next purchase, not whether you beat the neighbour’s number from two years ago. Selling for slightly less in a softer market can be offset by buying for less on the other side.

• A plan for adjustments. Sometimes the market gives us a clear answer quickly; sometimes it takes a bit more time. Before we launch, we outline what we’ll watch—showing volume, feedback, comparable sales—and how we’ll respond if the market isn’t supporting the initial price.

How I Can Help: I’ll build a pricing and timing plan using recent local sales, current competition, and what I’m seeing on the ground in Toronto’s West End and Etobicoke—then translate that into a clear strategy for your property. We’ll talk openly about your timing, your next move, and the possible price range, so you know what we’re basing our decisions on. From there, I manage the launch and the first weeks on market closely, and I bring you real feedback and options instead of hoping the right buyer simply appears.

My Take: Price is not a wish; it’s a strategy. “The market doesn’t reward optimism—it rewards accuracy and a clear plan.”

Module 3: Agency & Listing Agreements — What You’re Signing

Goal: Know exactly who represents you, what they’re obligated to do, and what you’re agreeing to when you sign a listing agreement in Ontario.

Common Mistake: Treating the listing paperwork as “just standard forms” after a good conversation and nice presentation. Sellers sign a long, broad agreement without really checking the term, the commission structure, the services included, or how multiple representation works if a buyer comes from the same brokerage. Expectations stay vague, and later—if something feels off—everyone is working from a contract the seller never really reviewed.

What Matters:

• Who actually represents you. The listing agreement is between you and the brokerage, not just the individual agent. Know the brokerage name, your main point of contact, and whether you’ll be dealing with a solo agent or a team day-to-day.

• The term of the agreement. How long is the listing for? What happens if you need to pause, change plans, or if the relationship isn’t working? The start date, end date, and any conditions around early cancellation should be clear to you.

• The holdover period. Most listing agreements include a holdover clause—if a buyer who was introduced to your property during the listing period buys shortly after the listing expires, the brokerage may still be entitled to commission. You should understand how long that period is and how it works.

• Commission structure and what’s included. You’re not just agreeing to a percentage—you’re agreeing to how that percentage is split between the listing brokerage and the buyer’s brokerage, whether HST is on top, and what marketing and services are included in that fee versus what would be extra.

• Scope of the agreement. Make sure the property description is accurate (legal address, unit, parking/locker if condo) and that you know whether this is an MLS listing, an exclusive listing, or a plan that may change over time. If you own more than one property, confirm which one this agreement covers.

• RECO Information Guide. Before an agent in Ontario represents you or asks you to sign anything, they should walk you through the RECO Information Guide. It explains your rights and responsibilities, the types of relationships available (client vs customer), and key points about signing agreements. Take the time to read it—it’s there to protect you. You can download it here: RECO Information Guide (PDF).

• Multiple representation. If a brokerage, or a designated representative within that brokerage, represents both a seller and a buyer in the same transaction, that’s called multiple representation. In that situation, the designated representative must treat both clients in an objective and impartial way, cannot promote one client’s interests over the other’s, and cannot give either side advice on the exact price to offer or accept or on specific terms to include in the agreement. Each client’s confidential information—such as their reasons for selling or the lowest price they’d accept—cannot be shared with the other client without that client’s written consent. Consumers do not have to agree to multiple representation; if it’s proposed, they can ask questions, review their options, get independent legal advice, and then decide whether or not to consent.

• Services and marketing in writing. Professional photos, floor plans, staging, virtual tours, open houses, online marketing, feature sheets—whatever you’ve been promised, make sure you have a clear written outline of what will actually be done and who is paying for what. Verbal promises are hard to lean on later.

• Your role in showings and access. How will showings be booked? Will there be a lockbox? Are there restrictions on times or days? You want a process that protects your privacy but also allows enough access for serious buyers to see the home.

• Communication expectations. How often will you get updates? In what format? Who calls you with feedback and when? It’s easier to align at the beginning than to chase information later when you’re already on market.

• Changes to price or terms. Adjusting the list price, changing instructions around offers, or extending the listing term will all require written amendments. You should never feel rushed to sign these; they should be explained in plain language first.

How I Can Help: Before I ask you to sign anything, I walk you through the RECO Information Guide and then the listing agreement in normal language—who I represent, how long the agreement lasts, how commission and services are structured, and what happens if something needs to change. We tailor the term to your situation, clarify what marketing is included, and talk openly about multiple representation so you know exactly where I stand if that scenario comes up. If you’re already under a listing agreement with another brokerage, I can’t advise on that specific contract—but you can still use this module as a checklist of questions to bring to your current representative or your lawyer.

My Take: A listing agreement is not a formality—it’s the framework for your entire sale. “If you can’t explain your own contract in your own words, you’re not really in control of your listing.”

Module 4: Preparing The Property — Declutter, Repairs, Staging (What Actually Matters)

Goal: Focus your time and money on preparation that actually helps your property show well and sell well—without turning the listing into a renovation project.

Common Mistake: Swinging to one extreme or the other. Some sellers rush to market with clutter, deferred maintenance, and obvious issues still visible, then wonder why feedback is “nice place, but…” Others start renovating everything—new kitchens, new baths, major projects—without a plan or budget, and end up exhausted, overextended, and out of time. In both cases, money and energy go to the wrong places instead of to the simple changes that move the needle with buyers.

What Matters:

• First impressions in the first 30 seconds. Buyers (and their agents) form an opinion quickly—entry, smell, light, floors, and clutter at the front door set the tone. Clean, bright, and easy to walk through will always beat “updated but chaotic.”

• Safety and obvious defects first. Loose railings, broken steps, exposed wires, active leaks, missing handrails, or clear water issues should be addressed before worrying about cosmetic details. These items can affect both buyer confidence and insurance or financing.

• Deferred maintenance that’s visible. Peeling paint, cracked caulking around tubs and sinks, missing light bulbs, loose door handles, doors that don’t close properly, and stained carpets all signal “work” to a buyer. Tidying these items makes the home feel cared for, not neglected.

• Deep cleaning and decluttering. Clean sells. Kitchens, bathrooms, floors, baseboards, windows, and inside major closets—and even drawers—matter more than trendy decor. Decluttering doesn’t mean empty; it means removing excess furniture, surfaces piled with items, and anything that makes rooms or storage feel smaller or harder to move through.

• Depersonalizing just enough. Family photos, collections, and strongly personal items can distract buyers from the space itself. You don’t have to erase your life, but toning it down helps buyers picture theirs. Aim for “lived-in, organized home,” not “hotel” and not “storage unit.”

• Simple cosmetic updates with clear payoff. Fresh neutral paint, modern light fixtures, new cabinet hardware, and updated faucets often punch above their weight. Full kitchen and bathroom overhauls right before listing rarely return every dollar—especially in a shifting market.

• Staging at the right level. Staging can mean a consultation and using what you have, partial staging (key rooms), or full staging (often for vacant properties). The right level depends on price point, property type, and competition. Over-staging can feel fake; under-staging can leave rooms undefined.

• Occupied vs vacant realities. Lived-in homes show warmth but require daily effort to keep showing-ready. Vacant homes are easier to access and clean but can feel cold and expose every mark and flaw. Good prep and/or staging can balance these trade-offs.

• Pets, odours, and noise. Litter boxes, pet beds, strong cooking smells, heavy fragrances, and constant background noise are small things that turn buyers off quickly. Managing these—temporarily relocating pets for key days, neutralizing odours, and keeping showings as calm as possible—goes a long way.

• Paperwork and permits for bigger work. If you’ve done major renovations (electrical, structural, additions, major plumbing), having permits, receipts, and manuals organized helps buyers and their lawyers feel more confident about the home.

• Condo-specific preparation. In condos, rules, paperwork, and logistics matter as much as decor. If you’ve done major work in the unit—flooring replacement, electrical changes, plumbing, removing walls, or built-ins—make sure you have board approvals, permits (if required), and receipts ready; buyers’ lawyers will often ask for proof. Book the elevator for staging and moving, respect building guidelines for renovations and flooring, and pay attention to how common areas (hallways, lobby routes, garbage rooms) look on the way to your door. Clarify parking and locker details in advance. A tidy, welcoming unit plus good building impressions work together.

• Budget and time reality. Preparation should match your timeline, energy, and finances. It’s better to execute a focused, realistic plan well than to start ten projects and finish none.

How I Can Help: I walk through your property with a practical eye and help you see it the way buyers will. Together we create a simple, prioritized plan—what needs to be done, what’s optional, and what you can safely leave as-is—so you’re not guessing or overdoing it. Depending on your situation, that might mean a deep clean and small fixes, or it might include staging and trade support. We’ll decide on the level of service and who covers what up front, so expectations are clear and the preparation matches your goals and budget.

My Take: Preparation is leverage, not punishment. “You don’t need a perfect home to sell well—you need a home that feels cared for, easy to walk through, and easy to imagine living in.”

Module 5: Photos, Marketing & Showings — How Buyers Really Find You

Goal: Put together a clear photo, marketing, and showing plan so serious buyers see your property early—and it shows as well in person as it does online.

Common Mistake: Treating “getting it on MLS” as the whole marketing plan, or building everything around social media buzz while the basics are weak. On the other side, some sellers make the home very hard to access—tight showing windows, last-minute cancellations—and then wonder why interest is low. The result is the same: fewer serious buyers, more frustration, and offers that don’t reflect the property’s potential.

What Matters:

• Strong, honest photos. Professional photos that are well-lit, accurately framed, and true to the space are non-negotiable. Overly distorted lenses, heavy filters, or hiding obvious issues might get clicks, but they also create disappointment at the door—and disappointed buyers don’t pay strong prices.

• Photos, video, and tours used on purpose. Good photos are the baseline. Beyond that, options like video tours, guided walk-throughs, Matterport/3D tours, and detailed floor plans can be useful tools—especially for out-of-town buyers or more complex layouts. Not every property needs every tool. The goal is to show the home clearly and honestly, create enough interest to get serious buyers off the couch, and leave some room for the in-person experience to do its work.

• Sequencing: prep, then photos, then launch. Decluttering, cleaning, small fixes, and any staging should be finished before photos are taken. Once the photographer is done, the goal is to keep the home as close to “photo ready” as real life allows so the in-person experience matches the online first impression.

• Online first impression. Most buyers first meet your property on a screen, not at the front door. MLS, Realtor.ca, and major search portals are where serious buyers and their agents look. Clear photos, a straightforward description, accurate room details, and realistic floor information matter more than fancy adjectives.

• Description as a positioning tool. A good description doesn’t try to sell everything to everyone. It highlights the real strengths of the property and location, sets expectations honestly, and avoids promising what the home can’t deliver. The right buyers should feel, “This fits us,” not “This feels like a mismatch.”

• Consistent story across channels. If the listing appears on multiple sites, the key facts (size, beds, baths, parking, fees, taxes) should align. Conflicting information weakens trust and creates extra work during offers and lawyer review.

• Online exposure vs real interest. Social media posts, reels, and boosted videos can help get a property seen—but view counts and likes don’t equal showings, and showings are what lead to offers. Even on Realtor.ca and other portals, many people are just “property watchers.” The real test of effective marketing is how many qualified showings you get in the first couple of weeks and the quality of feedback from those buyers and their agents. That’s the data you use to judge how the listing is performing and whether the strategy needs to be adjusted.

• Showing windows that work. Buyers and their agents need reasonable access to book showings. Very narrow windows, frequent “no’s,” or constant rescheduling send a signal that the home is hard to deal with. At the same time, you don’t need to be “on call” 24/7. A clear showing schedule that respects your life and still gives buyers options is the goal.

• Lockbox, keys, and alarm instructions. For safety and smooth access, keys should be properly labeled and stored in a secure lockbox; alarm systems and special instructions need to be clear and consistent. Confusion at the door is stressful for everyone and can cost you showings.

• Open houses with a purpose. Open houses can be useful for exposure and for giving local neighbours (who often know buyers) a chance to see the property. Most serious buyers still book private showings with their own agent. Open houses work best as part of a larger plan—not as the only strategy.

• Safety and valuables during showings. Before showings and especially open houses, remove or safely store valuables—cash, jewellery, small electronics, medications, personal documents, collectibles, and anything fragile or irreplaceable. Ideally, keep them off-site or locked away. With multiple people (and kids) walking through, nothing important should be left sitting out.

• Safe access in and around the property. Buyers need to be able to arrive and walk the property safely. For houses, keep walkways, steps, and driveways clear of snow, ice, and debris, and make sure gates and side paths aren’t blocked. If there is a yard, garage, or shed, ensure they’re accessible and reasonably tidy—serious buyers will want to see all usable spaces.

• Managing traffic and wear. For busy listings, foot traffic can be significant. Simple measures—shoe removal, boot trays, clear paths, and basic house rules—help protect your floors and belongings while still making the home easy to view.

• Structured feedback, not noise. Individual comments will vary (“too small,” “too big,” “we prefer another school”), but patterns over several showings matter. Organized feedback on price, condition, and competition helps you decide if the market is telling us to stay the course or adjust.

How I Can Help: I coordinate the timing of prep, photos, and launch so your property hits the market looking its best and accurately represented. We set clear showing instructions that balance access for buyers with respect for your routines, and I manage the lockbox, keys, and any special instructions so agents know exactly what to do. Once we’re live, I track showing activity and feedback in a structured way and bring you the patterns that matter—so any decision to adjust strategy is based on real information, not guesses.

My Take: Good marketing isn’t about hype—it’s about trust. “If the way your home looks online matches the way it feels in person, you’ve already done half the work of attracting the right buyer.”

Module 6: Inspections — Freehold and Condo Reality Check

Goal: Understand what a home inspection can and can’t do for you—so you go in with eyes open, not with fantasies of a “perfect property.”

Common Mistake:
Thinking an inspection is only for “old houses,” or that a new build or condo doesn’t need any review. Even brand-new homes come with a list of deficiencies. Condos have fewer moving parts on the outside, but you still own everything inside your unit—and that’s where surprises can live. On the other side, some buyers skip inspections completely to be “competitive,” without understanding the risk they’re taking on.

What Matters:
• Know what an inspection actually is. A home inspection is a visual, non-invasive snapshot of the property on the day it’s done. The inspector doesn’t open walls, move heavy furniture, or predict the future. They flag visible issues and likely risks.

• Focus on the big-ticket items. Roof, foundation, structure, electrical, plumbing, windows, heating and cooling, moisture issues—this is where hidden costs live. Cosmetic items are usually the easiest and cheapest to fix.

• Age and maintenance both matter. An older home that’s been cared for can be a better buy than a newer home that’s been ignored. A good inspector will help you separate “normal for the age” from “this has been neglected.”

• New doesn’t mean perfect. New builds can come with incomplete work, rushed finishes, or systems that need adjustment. An inspection (or detailed deficiency walkthrough) helps you document issues early so they can be addressed while you still have leverage.

• Condos are simpler outside, but not inside. In a typical condo, you don’t own the exterior structure, windows, or most common elements—but you do own the interior of your unit: plumbing fixtures, electrical inside the walls, appliances, flooring, and finishes. A light inspection in a condo can still be useful to check for leaks, moisture issues, ventilation problems, and the true condition of your systems and appliances.

• Know when an inspection is advisable. For freehold homes, an inspection is strongly recommended unless you’re extremely experienced and truly understand the risk. For condos, it’s often optional but can be a smart extra layer, especially in older buildings or units with visible work.

• Understand limitations. Weather, snow on the roof, locked areas, and finished basements all affect what an inspector can see. A good report will clearly state what could not be fully inspected—and that matters.

• Use the report as information, not drama. An inspection report is not a to-do list for the seller; it’s information for you. The report doesn’t mean “buy” or “run.” It gives you a clearer picture. Sometimes we move forward and budget for future work, sometimes we renegotiate, and sometimes we walk away.

How I Can Help:
I’ll help you decide when an inspection makes sense for the property you’re looking at, recommend experienced inspectors, and go through the report with you in plain language. Together we’ll separate normal maintenance from real red flags—and decide whether to proceed, renegotiate, or move on.

My Take:
You’re not looking for a flawless home; you’re looking for a home whose flaws you understand and can live with. An inspection doesn’t create problems—it reveals them while you still have choices.

Module 7: Status Certificates — Condo Risk, Explained

Goal: Understand what a status certificate is, why it matters, and what you’re really buying when you buy a condo in Ontario.

Common Mistake:
Treating the condo like it’s just “your unit.” Buyers fall in love with the finishes and the view, skim the status certificate, or never see it at all. They don’t realize they’re also buying into the building’s finances, rules, lawsuits, and future repair plans—until a special assessment or restriction shows up later.

What Matters:
• See the status as the building’s report card. A status certificate package includes the condo corporation’s financial statements, budget, reserve fund, insurance, rules, and any disclosed legal issues. You’re not just buying four walls—you’re buying a share in all of this.

• Focus on the reserve fund and budget. The reserve fund is the building’s savings for big items: roofs, windows, garages, elevators, balconies, major repairs. A healthy fund and realistic budget are good signs. A very low reserve or repeated deficits can be warning lights.

• Check exactly what’s included in your monthly condo fees. Some buildings include water (or only cold water), some include heat, hydro, internet, or basic cable, and some include none of the above. Knowing your inclusions and exclusions helps you budget properly and compare buildings fairly.

• Look for special assessments and upcoming work. If the board has already passed a special assessment—or is clearly talking about major work—that affects your future costs. You want to know what’s planned, roughly what it might cost, and whether the current owner has already paid their share.

• Read the rules with your real life in mind. Pet limits, smoking rules, short-term rental bans, balcony use, flooring rules, noise expectations, and renovation restrictions all live here. If you have pets, host guests often, or plan to rent, the rules matter as much as the floor plan.

• Clarify parking and locker details. Are they owned, exclusive-use, or rented? Are they legally tied to the unit? Any pending changes to parking or locker arrangements should be clear in the documents and in your lawyer’s review.

• Check arrears and legal issues. The status should confirm whether the current owner is up to date on their condo fees and whether the condo corporation is involved in lawsuits or disputes that could impact you.

• Always have a lawyer review it. Status packages are legal documents. An experienced real estate lawyer will tell you what’s normal, what needs questions, and what might be a problem. In many condo purchases, your lawyer’s role includes reviewing the status certificate as part of the closing package. Ask upfront how they handle this and whether there are any separate fees, so you know exactly what to expect.

• Never skip the status certificate review condition on a condo. Fast market or not, removing this protection blindly is gambling with a very expensive asset.

How I Can Help: I’ll help you order the status certificate, make sure the package is complete, and flag the key areas you and your lawyer should pay attention to. I’ll also share what I’ve seen over the years—patterns that usually mean “this building is well run” versus “we need to ask more questions” before you commit.

My Take: In a condo, you’re not just buying a unit—you’re buying into a system. A great floor plan in a weak building is not a good deal. A solid building can carry an average unit. The status certificate is where you find out which one you’re buying.

Module 8: Closing Costs and Closing Day — No Surprises

Goal: Know what you’ll actually pay on top of the purchase price, and what happens on closing day for a resale home or condo—so the only surprise is how good your keys feel in your hand.

Common Mistake:
Buyers focus on the down payment and the purchase price, and assume “the rest will sort itself out.” Then land transfer tax, legal fees, adjustments, and moving costs show up at the last minute—and closing day feels stressful instead of exciting.

What Matters:
• Understand the main closing costs. In Ontario, typical buyer closing costs include land transfer tax, legal fees and disbursements, title insurance, and various small charges from the lawyer’s office. Depending on your mortgage and property, there may be other items—your lawyer and lender will confirm.

• Budget a realistic range. Many buyers set aside roughly 1.5%–4% of the purchase price for closing costs. The exact number depends on price, location, and property type. Your lawyer and mortgage broker can help refine this once we know what you’re buying.

• Know how land transfer tax works. In Ontario, you pay provincial land transfer tax on most purchases. In the City of Toronto, there is an additional municipal land transfer tax—so buyers in Toronto pay two layers. First-time buyers may qualify for a partial rebate; your lawyer or mortgage broker will confirm what applies to you.

• Expect adjustments. On closing, you “settle up” with the seller for things like property taxes, condo fees, or prepaid services. If they’ve paid ahead, you reimburse them for the portion after your closing date. If they’re behind, it’s handled the other way around. Your lawyer calculates this.

• For condos: factor in the extra fees. Elevator booking fees, move-in deposits, and status certificate costs (if not already paid) are common. Some buildings require refundable damage deposits for moves. These are not huge numbers individually, but they add up.

• For houses: plan for insurance and utilities. Your home insurance usually needs to be in place for closing. You’ll also set up hydro, gas, and other utilities in your name starting on the closing date. In some cases, there can be adjustments for things like oil or propane levels if those systems are in use.

• Remember HST rules are different for new builds. Most resale homes have HST included in the price. Many new-build condos and houses have more complex HST treatment and potential rebates. This is where you lean on your lawyer and mortgage professional—not guesswork.

• Know what actually happens on closing day. Money moves from your lender to your lawyer, then to the seller’s lawyer. The transfer is registered, and only then are keys released. This often happens later in the day, not first thing in the morning.

• Plan your move around real timing. Don’t book movers for 8 a.m. and expect to be inside by 9. If possible, build in a bit of overlap or flexibility—especially if you’re selling and buying on the same day.

How I Can Help: I’ll walk you through a simple closing-cost estimate for your price range and location, and make sure you understand the moving parts: land transfer tax, legal fees, title insurance, adjustments, and any condo or house-specific extras. I’ll also prepare you for what closing day usually looks like in real life—so you know when to book movers, when to expect keys, and what “no surprises” actually means.

My Take: The purchase price is the headline; closing costs are the fine print. Never let closing day be the first time you meet your closing costs.

Module 9: After Closing — Your First 30 Days

Goal: Know what to do after you get the keys—so you land in your new home smoothly instead of spending the first month putting out little fires.

Common Mistake:
Treating closing day as “the end.” Buyers get the keys, move in, and then realize they haven’t set up utilities properly, don’t know who to call for building issues, can’t find important documents, and feel behind before they’ve even unpacked.

What Matters:
• Do a quick walk-through before you move everything in. Check that the property is in the general condition you expected, that agreed-upon items are there, and that obvious junk is gone. Take photos of anything that looks off and let your lawyer and agent know.

• Take meter photos on day one. For freehold homes, take clear photos of hydro, gas, and water meters (if applicable) with dates. It makes future billing questions much easier to resolve.

• Change locks on a house. For freehold, it’s wise to change exterior locks (or rekey) soon after closing. You don’t know who still has old keys. For condos, check the building’s rules—some have guidelines or preferred locksmiths.

• Set up (or confirm) utilities and internet. Make sure hydro, gas (if applicable), water billing, and internet/cable are set up in your name from the closing date. Even in condos with some utilities included, you’ll usually have at least hydro and internet to handle.

• Organize your insurance. Keep your home or condo insurance policy handy and make sure it reflects how you’re actually using the property (owner-occupied, rented, etc.). If anything changes, call your insurer.

• Read the condo welcome package if you bought a condo. Learn how to book the elevator, who to contact for building issues, where to find garbage/recycling, parcel delivery rules, and any “don’t do this” items that matter in the first weeks.

• Start a simple home file. Keep your Agreement of Purchase and Sale, closing documents, status certificate (if condo), inspection report, warranties, appliance manuals, and key contacts (lawyer, lender, superintendent/property manager, insurance, main trades) in one place.

• Prioritize safety and basics first, projects later. Focus your first 30 days on locks, utilities, internet, window coverings, and any urgent repairs. Big renovations can usually wait until you’ve lived in the space and actually know what works and what doesn’t.

• Learn your new area and your building. If you have a concierge, introduce yourself early and ask how things really work (deliveries, repairs, quiet hours, who to call for what). Take a slow walk to find your grocery store, pharmacy, transit stops, coffee spots, parks, and usual routes, and say a quick “hi, I’m new here” to a few neighbours—you’ll often get the most honest, useful information from the people who already live there.

How I Can Help:
Around closing, I’ll remind you of key steps: utilities, insurance, movers, elevator bookings (for condos), and what to look for on your first walk-through. After you move in, you can always reach out if you need reliable trades, help making sense of something in the building, or a second opinion on what to tackle first.

My Take:
Closing isn’t the finish line—it’s the handoff to real life in your new place. A simple checklist and a calm first month will do more for your peace of mind than any fancy feature in the listing.

Module 10: Choosing Your Agent — Putting It All Together

Goal: Now that you understand the process, choose the right person to walk you through it—so you’re not navigating all of this with someone who just “opens doors.”

Common Mistake:
After doing all the research, buyers still hire the first person who replies to a DM, runs an online ad, hosts an open house—or Cousin Sally who just got her licence, or “the agent my parents used 20 years ago”—based on convenience or a nice vibe, not on how that person actually works, how up-to-date they are with today’s market and rules, or how they’ll handle pressure when things get real.

What Matters:
• Be clear on what you expect. You’re not hiring a door-opener. You’re hiring someone to explain the process, read contracts, manage risk, negotiate on your behalf, and keep you informed at every step.

• Look for experience that matches your plan. If you’re buying a condo, freehold, or in a specific area, ask what they’ve actually done in that lane—recently. “I work everywhere” is not an answer.

• Pay attention to how they explain things. Do they answer your questions directly? Can they explain offers, conditions, inspections, and status certificates in normal language? Or do they skim and rush you to “don’t worry, it’s standard”?

• Ask how they handle communication—and treat it as non-negotiable. When you’re actively looking, communication is everything. You should know what’s happening next, what your options are, and what your agent is doing on your file. Poor communication creates unnecessary stress and missed details. Ask how they’ll keep you updated, and if it consistently falls short, talk to them (or their broker of record) about your options under your Buyer Representation Agreement.

• Find out who you’ll actually work with. Are you dealing with the person you met, or are you going to be handed to a junior team member once you sign? Who is writing and negotiating your offer? That’s the person you need to know and trust.

• Ask how they handle pressure and competing offers. Do they push you to “just go higher,” or do they lay out scenarios and let you decide? You want someone who respects your limit and explains risk—not someone who treats your budget like their experiment.

• Check how they talk about agency and paperwork. A good agent will be comfortable explaining the RECO Information Guide, agency options, Buyer Representation Agreements, and multiple representation without getting defensive. If they’re vague here, that’s a red flag.

• Look at proof, not just promises. Reviews, repeat clients, and how they talk about past deals (without breaching anyone’s privacy) will tell you a lot more than generic “top producer” language.

• Remember you can interview more than one person. You’re allowed to talk to a few agents, sleep on it, and then decide who feels solid, clear, and professional—not just friendly.

How I Can Help:
On a Clarity Call or first meeting, I’ll show you exactly how I work: where I focus, how I communicate, how I handle showings and offers, and how I think about risk and protection for buyers. If we’re not the right fit, I’d rather you know that early. And if you’re already under contract with another brokerage, I won’t advise on your specific file—but you can still use this guide and these questions to choose more clearly in the future.

My Take:
You can learn the steps from a guide like this. The real difference is who stands beside you when it’s time to sign. Don’t just hire an agent because they’re available—choose the one you trust to tell you the truth when it actually matters.

Next Steps

If you’ve read this far, you already understand more than most buyers do before they ever step into a showing — and you now have a clear map you can return to at any point in your search. Buying a home doesn’t have to feel chaotic. It is a complex process, but with the right preparation and the right representation, it becomes far more straightforward.

If you’d like help applying this to your situation, you can:

• Visit HOME to learn more about how I work and who I represent.

• Visit BUYING A HOME for a deeper look at my buyer process and client stories.

• Book a complimentary CLARITY CALL if you’re ready for a focused conversation about your numbers, timing, and options.

However you decide to move forward, my goal is that you feel informed, protected, and clear about your next step.