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To sell privately in Ontario you’ll need proof of ownership and identity, your mortgage details, a survey if you have one, property tax bills, receipts for renovations and permits, warranties, and a status certificate if it’s a condo. Then you’ll need an agreement of purchase and sale, any amendments or waivers, and closing documents prepared by your lawyer.
What documents should you gather before you list?
Getting these together early helps you price accurately, answer buyer questions and avoid delays once an offer arrives. The Financial Consumer Agency of Canada lists several of them as documents a buyer may ask for. RECO’s seller’s checklist also recommends backing up listing details with invoices, receipts or other documentation.
| Document | Why you need it | Where to get it |
|---|---|---|
| Government photo ID for every owner | Your listing service and lawyer will need to verify who you are | You |
| Proof of ownership / legal description | Confirms who can sign and what exactly is being sold | Your lawyer, or a title search |
| Mortgage statement and lender contact | Your lawyer must request a payout and discharge | Your lender |
| Survey (if you have one) | Shows boundaries, fences and structures | Your purchase file or lawyer |
| Recent property tax bills | Buyers ask, and taxes are adjusted at closing | Your municipality |
| Renovation contracts, invoices and permits | Supports what you say in the listing | Your records or the municipality |
| Transferable warranties and inspection reports | Useful to buyers, and listed by FCAC | Your records |
| Utility and rental-equipment contracts (e.g. water heater) | Buyers need to know what’s owned and what’s rented | Your providers |
| Condo status certificate (condos only) | Shows the corporation’s finances, fees and issues | The condo corporation |
Do you need a disclosure statement?
Ontario doesn’t require a standard disclosure form. RECO’s page on property information statements explains that a seller property information statement (SPIS) is optional, and it sets out the pros and cons.
The duty to disclose still exists, though. RECO’s Bulletin 7.4 explains that it comes from case law. Visible (patent) defects are generally the buyer’s to discover, but you can’t actively hide them. Latent defects that make a home dangerous or unfit to live in must be disclosed. Covering up a problem, or deliberately not finding out about it, can create liability. If you’re unsure, get a legal opinion.
Condo? Order the status certificate early
The Condominium Authority of Ontario says anyone can request a status certificate. The fee is capped at $100 including taxes, and the corporation has 10 days to provide it (some offer faster service for an extra fee). Buyers’ lawyers almost always want to review it, so having one on hand avoids a stalled condition period.
What paperwork comes with an offer?
- Agreement of purchase and sale (APS): the contract. It sets the price, deposit, closing date, what’s included or excluded, and any conditions.
- Schedules: extra terms attached to the APS, such as a remuneration clause if you agree to cover part of the buyer’s brokerage fee.
- Amendments: any change after signing, such as a new closing date.
- Waivers or notices of fulfillment: when the buyer’s financing or inspection conditions are met.
- Deposit receipt: confirming who holds the deposit, and in trust. [FILL IN who holds deposits on LBS mere posting sales, e.g. seller’s lawyer].
Our clients get free agreement templates and an e-signing link. If you’d rather have it done for you, our agreement preparation service ([FILL IN agreement preparation price]) has a licensed professional draft the offer, waivers, amendments and releases. It includes a title search and a condition for your lawyer’s approval.
What happens at closing?
Your lawyer handles the closing documents. In Ontario, the transfer is registered electronically and usually contains compliance-with-law statements. The Law Society of Ontario says only a lawyer entitled to practise real estate law can sign those, and the buyer and seller generally need separate lawyers. Expect your lawyer to:
- prepare and sign the transfer,
- prepare the statement of adjustments (property tax, condo fees and similar),
- get the mortgage payout and arrange the discharge,
- receive the funds, pay out the mortgage and send you the balance.
Land transfer tax is the buyer’s cost, not yours (Ontario.ca).
Which tax paperwork do sellers miss?
- Principal residence designation: the CRA requires you to report the sale on Schedule 3 and Form T2091(IND) to claim the exemption. Leaving it out can mean a penalty.
- Owned less than 365 days? The CRA’s property flipping rule may treat the gain as business income unless a listed life event applies.
- Non-resident sellers: under section 116, you must notify the CRA and get a certificate of compliance. Otherwise the buyer may hold back part of the price. Speak to your lawyer early.
Next steps: read Do I need a lawyer to sell privately?, see our flat-fee MLS® packages, or check the FAQ.
Frequently asked questions
Is a seller property information statement (SPIS) required in Ontario?
No. RECO says it’s optional and lists pros and cons. Whether or not you use one, you can’t hide serious latent defects, and anything you do disclose must be accurate.
Do I need a survey to sell my house?
It isn’t always required, but it’s on FCAC’s list of documents a buyer may ask for, and it helps answer questions about boundaries and structures. Ask your lawyer what to do if you don’t have one.
Who orders the condo status certificate?
Anyone can request one from the condo corporation. The Condominium Authority of Ontario says the fee is capped at $100 including taxes, and the corporation has 10 days to deliver it. Many sellers order it early so it’s ready for offers.
Who prepares the closing documents?
Your real estate lawyer. In Ontario, transfers usually contain compliance-with-law statements that only a lawyer can sign. The Law Society’s two-lawyer rule generally requires separate lawyers for seller and buyer.
Do I have to report the sale of my home on my taxes?
Yes, if it was your principal residence. The CRA says you report the sale on Schedule 3 and Form T2091(IND) to claim the exemption.
Is there an Ontario agreement of purchase and sale template?
Brokerages use standard industry forms. Private sellers often use a lawyer-drafted or template agreement. We give our clients free agreement templates and an e-signing link, and offer paid agreement preparation.
Sources
All sources below were checked on October 23, 2026. Rules and rates change, so confirm anything important with the source or a professional.
- Financial Consumer Agency of Canada: Selling a home
- RECO: Seller’s checklist
- RECO: Property information statements
- RECO Bulletin 7.4: Facts a seller has a legal obligation to disclose
- Condominium Authority of Ontario: What is a status certificate?
- Law Society of Ontario: The two-lawyer rule in real estate transactions
- Canada Revenue Agency: Principal residence and other real estate
- Canada Revenue Agency: IC72-17R6, dispositions of taxable Canadian property by non-residents (section 116)
- Ontario: Land transfer tax
