Getting Your Ottawa Home Ready to Sell: Seller Checklist

Before you list: paperwork

Find your purchase documents, survey (if you have one) and any warranties
Gather records of major work: roof, furnace, windows and renovations, plus permits where they apply
The City can provide copies of past building permits for your address if you do not have them.
- City of Ottawa: building permit records
Pull a year of utility bills. Buyers often ask what the home costs to run
In a condo? Ask your property manager how long a status certificate takes to order
- Condominium Authority of Ontario: status certificates
List what stays and what goes: appliances, light fixtures, window coverings
Skim the provincial regulator’s information for sellers
It explains what to expect from your agent and the paperwork you will see.
- RECO: information for sellers

Before you list: repairs worth doing vs. skipping

Fix what a buyer notices in the first five minutes. Leave the big projects for the next owner.

Worth itSmall fixes: sticking doors, dripping taps, cracked caulking, burnt-out bulbs
Worth itFresh neutral paint in the main living areas, and clean or replace visibly worn carpet
Worth itA tidy front entrance, walkway and yard
Usually skipFull kitchen or bathroom renovations right before selling. They rarely return their cost
Ask firstLarger items such as the roof, furnace or foundation cracks
Some are worth fixing and some are better disclosed and priced in. Nick has a background in home renovations and can help you sort them.

Before you list: decluttering

Clear counters, shelves and the fridge door
Pack away family photos and personal items
Remove about a third of what is in closets and storage
Clear the garage and basement enough to show the space
- City of Ottawa: bulky and special items
- City of Ottawa: old paint and household hazardous waste
Move extra furniture out so rooms feel larger

Staging and photos

Deep clean, including windows, baseboards and light fixtures
Open the blinds and turn on every light for the photo and video shoot
Make beds simply, set out fresh towels, and hide bins and cleaning products
Get the outside ready for the season: lawn cut in summer, walk and driveway cleared in winter
Plan where pets, kids and valuables go during showings

Preparing for your valuation walk-through

Nick starts with recent sales of similar homes nearby, then walks through your home before giving you a price range.

Write a list of upgrades and repairs with rough dates
Note the features a photo will not show: a quiet street, a good layout, a newer furnace
Have your utility bills, survey and work records from the paperwork section on hand
Ask Nick which recent sales he is comparing your home to, and why
Ask what he would fix first, and what he would leave alone
Ask about timing: when to list, and how long similar homes have taken to sell
Look at what is for sale near you now. That is your real competition

Offers and negotiation

Decide in advance what matters most: price, closing date or conditions
Understand common conditions, like financing and inspection, and how they affect timing
Talk through how you would handle multiple offers, or an offer below asking
Choose a real estate lawyer before offers arrive
- Law Society of Ontario: find a lawyer

Closing and moving

Send your lawyer the signed agreement. They handle the closing paperwork and funds
Book movers or a truck as soon as your closing date is firm
Close or move your utility accounts
Hydro Ottawa asks for at least 10 business days’ notice. For water, the City takes a final reading on your closing date once it has been notified.
Move or cancel internet and home insurance. Keep insurance until closing day
Update your address
Leave keys, garage remotes, manuals and warranties for the buyer

General information only, not legal, tax or financial advice. Links go to official City of Ottawa, utility, provincial and federal pages; check them for current details.