Your Ottawa seller questions — answered honestly.

Ottawa has two peak selling seasons:

• Spring (March–May): The strongest market in most years. Maximum buyer activity, more offers, and typically the highest prices. The downside: you're competing with more listings from other sellers.
• Fall (September–October): A strong second market. Buyers who didn't find what they wanted in spring return. Less competition from other sellers.

The honest answer: The best time to sell is when you're ready and your home is properly prepared. A well-priced, well-presented home sells in any season. Overpriced homes don't sell even in the best markets.

If you have flexibility, spring is often optimal for detached family homes in the suburbs. For urban condos and properties in high-demand areas, strong listings move year-round.

This depends heavily on price, preparation, and market conditions:

• Correctly priced, well-prepared homes: Often receive offers within 7–14 days in active markets.
• Overpriced homes: Sit for weeks or months, then reduce, and often sell for less than they would have at the correct price from day one.
• Slow markets or unique properties: May take 30–90 days even with correct pricing.

Once an offer is accepted, closing typically takes 30–90 days depending on the agreed closing date.

This is one of the most common questions Ottawa move-up buyers face. There are risks on both sides:

• Sell first: You know exactly what you have to spend. The risk: you may need temporary housing if the timelines don't align.
• Buy first: No housing gap. The risk: if your current home takes longer to sell than expected, you're carrying two properties.

There are also bridge financing options that can smooth the transition — your mortgage broker can advise on bridge loans. Jeff works with sellers and buyers simultaneously regularly and knows how to coordinate timelines to reduce your exposure.

The right answer depends on your financial position, the strength of your current neighbourhood's market, and how specific your purchase requirements are. Book a free consult to work through your specific situation.

Typical seller costs in Ottawa:

• Real estate commission: Negotiated in the listing agreement. Commission covers both the listing agent and buyer agent co-operation fees. Ask Jeff directly for his commission structure — it's transparent and commensurate with the service level provided.
• Legal fees: $800–$1,500 for your lawyer to handle the closing.
• Mortgage discharge: If you have a closed mortgage and are breaking it before the term ends, there may be a penalty (typically 3 months' interest or IRD). Check with your lender before listing.
• Pre-listing repairs and cleaning: Variable — Jeff's pre-listing consultation identifies what's worth spending and what isn't.
• Moving costs: $1,000–$3,500+

In Ontario, seller listing agreements traditionally include a co-operation fee offered to buyer agents. This has been the industry norm, though commission structures have evolved with TRESA (the Trust in Real Estate Services Act) changes.

Jeff will walk you through exactly how commission is structured and what you're getting for it before you sign anything. No surprises.

If the home you're selling is your principal residence, the capital gain is generally exempt from tax under the Principal Residence Exemption (PRE). You need to file the exemption with your CRA return for the year of sale.

If you've rented the property, used it for business purposes, or it is not your principal residence, capital gains tax may apply. Consult a tax professional or accountant before listing if your situation is anything other than a straightforward principal residence sale.

Non-residents of Canada selling Canadian property have different requirements — consult an accountant before listing.

Almost never a full renovation — ROI on major renovations before selling is rarely better than 50–70 cents on the dollar. What moves the needle:

• Fresh, neutral paint — the single highest-ROI pre-listing investment
• Deep cleaning — floors, windows, appliances, bathrooms
• Decluttering and depersonalizing — helps buyers see themselves in the space
• Targeted repairs — leaky faucets, damaged trim, broken fixtures. Fix what's obviously broken; leave the cosmetic debate to the buyer.
• Curb appeal — first impressions matter enormously. Mulch, clean windows, a tidy entry.

Jeff's pre-listing walkthrough identifies exactly what's worth doing for your specific home — and what to leave alone. He's seen hundreds of Ottawa home sales and knows what buyers notice.

Yes — the majority of Ottawa sellers live in their home during the listing period. Here's what that looks like:

• Jeff coordinates showing requests and provides reasonable advance notice (typically 1–24 hours depending on urgency)
• You'll need to be flexible about showing times — evenings and weekends are peak showing periods
• Pets should be removed or secured during showings
• The home should be "showing ready" with minimal effort — tidy, clean, and smelling neutral

Jeff will give you practical guidance on managing showings while living in the home. It's manageable, and most sellers adapt quickly.

If a buyer submits a request based on inspection findings, you have three options: agree to the requested repair or credit, negotiate a compromise, or decline. Declining is your right — but declining major structural findings may cost you the deal.

Jeff prepares you for this scenario before listing. He'll walk you through what inspection items are typically dealbreakers vs. routine negotiation points, and help you respond strategically when the time comes. Most deals proceed without significant issue.