Most sellers start with paint. Paint is item nineteen. The things that actually decide what you walk away with — your mortgage penalty, your status certificate, the price you list at, and the two clauses that quietly cost Ontario sellers money — all happen weeks before a photographer shows up.
This is the sequence I walk my own sellers through, from twelve weeks out to the day you hand over the keys. It is free, it opens instantly, and it saves your progress as you tick things off.
What is in it
- 8 to 12 weeks out — the mortgage payout figure and prepayment penalty in writing, portability deadlines, your lawyer, and the status certificate or survey.
- 6 to 8 weeks out — what a home inspector will flag, what is worth fixing, and the renovation that will not pay you back.
- 3 to 4 weeks out — pricing strategy, the commission conversation, the holdover clause, and what TRESA requires your brokerage to give you before you sign.
- 2 to 3 weeks out — decluttering, lighting, photography, floor plans, and the condo-corporation rules that catch sellers out.
- Listing week — reviewing the MLS listing before it goes live, inclusions and exclusions, showing rules, and when to adjust rather than wait.
- Offer and after — deposits, conditions and their deadlines, closing-date alignment, and the month-end moving trap.
Why it is free
Because the checklist is the easy half. Everything on it is work you can control and do yourself. The half you cannot do yourself is knowing what your place is actually worth this month against what sold on your street in the last ninety days — and that needs MLS sold data, which is where I come in. If the checklist is all you ever take from me, that is a fair trade.
Who this is for
Anyone selling a home, condo or investment property anywhere in Toronto, Etobicoke, North York, Scarborough, Mississauga, Brampton, Vaughan, Markham, Richmond Hill, Oakville, Burlington or Milton. The Ontario rules in it — TRESA, status certificates, land transfer tax, the Residential Tenancies Act where a tenant is involved — apply across the whole province.
Common questions
How far ahead should I start getting a home ready to sell in Ontario?
About eight to twelve weeks. Not because the cleaning takes that long, but because the two things that cost real money are slow: getting your mortgage payout figure and prepayment penalty in writing from your lender, and ordering a status certificate if you are selling a condo. Both can take a couple of weeks and both can change your plans.
What does a status certificate cost and how long does it take?
Ontario caps the fee at $100 and the condominium corporation has 10 days to produce it. Read it yourself rather than only passing it to your lawyer, paying attention to the reserve fund study, any special assessment, and the rules on pets, rentals and short-term stays.
Should I renovate before selling?
Almost never a kitchen or a bathroom — you rarely get it back. Paint, lighting, hardware and a deep clean return the most per dollar spent, in that order. Fix anything a home inspector would flag as a defect, and leave the rest for the buyer to choose.
What is a holdover clause in a listing agreement?
It means that if you sell to a buyer who was introduced to the property during the listing period, commission can still be owed even after the listing expires. The length varies and it is negotiable. Read it before you sign rather than after you cancel.
Can I sell a house in Ontario with a tenant in it?
Yes, but the tenant’s rights survive the sale. The lease continues with the new owner, the Residential Tenancies Act still governs notice and entry for showings, and a buyer who wants the unit empty has to have a lawful reason. Have the lease, the last rent increase notice and any N-forms ready before you list.
Is the checklist really free?
Yes. Everything on it is work you can control and do yourself. The part you cannot do yourself is knowing what your place is worth this month against what actually sold nearby, and that needs MLS sold data. If the checklist is all you ever take from me, that is a fair trade.
Free pre-listing checklist
Everything that has to happen before your place goes live
The sequence I walk my own sellers through — mortgage payout and penalty, status certificate, what to fix and what to leave alone, pricing strategy, and where Ontario deals actually break. Opens instantly and it is yours to keep.
Goes straight to me. I never sell or share your details.
Monthly market report
What actually happened in Toronto and the GTA last month
One email, first business week of every month. Sales, average and median price, new listings, days on market and sale-to-list ratio for the markets you pick — plus a plain-English read on what it means for a buyer, a seller or an investor. No listings spam, no drip sequence, unsubscribe any time.
Which markets do you want?
Your details go to me, not to a lead broker. I never sell or share them.