Your Condo Building Has Insurance. So Why Do You Still Need Your Own?

One of the more confusing parts of condo ownership is insurance.

You pay condo fees. The condo corporation carries insurance on the building. So it would be reasonable to assume that if something happens inside your unit, the building’s insurance takes care of it.

Not quite.

In Ontario, there can be a significant difference between what the condominium corporation insures and what you, as the unit owner, are responsible for protecting yourself.

And the dividing line is not necessarily the drywall.

It can come down to something called the standard unit definition.

If you’re buying a condo, this is one of those details that sounds boring until a pipe bursts.

Yes, the Condo Corporation Has Insurance

Under Ontario’s Condominium Act, condo corporations are required to maintain property insurance covering the units and common elements against specified major perils, subject to the terms of the legislation and the corporation’s policy.

The corporation also carries liability insurance relating to the common elements.

That could include parts of the property such as:

• hallways

• elevators

• lobbies

• parking garages

• recreational facilities

• mechanical systems

• other common elements

The corporation’s property insurance can also extend into the individual condo units.

This is where things get more complicated.

Meet the “Standard Unit”

Every condo owner should understand this term.

The standard unit definition essentially establishes what components of an individual unit are treated as the original or standard unit for insurance and repair-after-damage purposes.

A condominium corporation can define its standard unit through a by-law.

Why does that matter?

Because the Condominium Act specifically excludes improvements made to a unit from the corporation’s obligation to insure, and whether something is considered an improvement is determined by reference to the standard unit.

So imagine two condos that look almost identical today.

One building’s standard unit definition might include certain flooring, cabinetry or fixtures.

Another corporation may define its standard unit differently.

That means you can't necessarily assume the corporation’s insurance covers the same things just because both properties are condos.

What Happens If You've Renovated Your Condo?

This is where the distinction becomes much easier to understand.

Imagine the original unit came with basic laminate flooring, but a previous owner installed expensive hardwood.

If the corporation’s standard unit definition treats the original flooring as part of the standard unit, the upgraded hardwood may be considered an improvement.

The corporation’s insurance obligation does not extend to owner improvements under section 99 of the Condominium Act.

That is one reason the Condominium Authority of Ontario recommends that owners carry their own insurance for personal belongings and upgrades or changes made to their units.

The same issue can potentially arise with things like:

• upgraded flooring

• renovated kitchens

• custom cabinetry

• upgraded bathroom finishes

• built-in features

• other alterations beyond the standard unit

Exactly what is considered standard versus improved depends on the particular condominium’s documents.

Your Furniture Isn't the Condo Corporation's Problem Either

The corporation's insurance isn't a substitute for contents insurance.

Your couch.

Your television.

Your computer.

Your clothing.

Your furniture.

Your personal belongings.

The CAO recommends that unit owners maintain their own separate insurance for their personal possessions, as well as appropriate liability coverage.

So if water damage affects both the building and everything inside your unit, there can potentially be multiple insurance issues happening at the same time.

The corporation may have a claim.

You may have your own claim.

And the two policies don't necessarily cover the same things.

Then There Are Condo Insurance Deductibles

This is where condo insurance gets particularly important for owners.

Every insurance policy has limits and deductibles.

A condo corporation might have a deductible that is considerably larger than the deductible on your personal condo insurance policy. The CAO notes that corporate insurance deductibles can range from relatively small amounts into the tens of thousands of dollars depending on the policy.

Normally, a corporation’s deductible is treated as a common expense.

However, Ontario's Condominium Act allows certain insurance deductible amounts to be charged to an individual unit owner in particular circumstances. The amount is generally limited to the lesser of the cost of repairing the damage or the corporation's insurance deductible.

Condominium corporations may also have by-laws that extend the circumstances in which an owner can become responsible for the corporation’s deductible.

That is an important detail to know before something goes wrong.

Here's a Simple Example

Imagine the washing machine in your condo leaks.

Water damages your flooring, enters the unit below and affects part of the common elements.

Suddenly several questions need to be answered:

What caused the leak?

Which portions of the damage fall within the condo corporation's insurance?

Which parts of your own unit are considered improvements?

Was any of your personal property damaged?

What is the corporation's insurance deductible?

Does the condominium have a deductible by-law that applies?

Does your own condo insurance cover you if the corporation charges that deductible back to your unit?

This is why “the building has insurance” isn't enough information.

There are multiple layers.

How Big Is the Building's Deductible?

This is worth checking.

Let's say a building has a significant water-damage deductible.

That does not necessarily mean every owner is personally responsible for that entire amount whenever water appears in their unit.

But it does mean we would want to understand the corporation’s insurance arrangements, governing documents and deductible provisions.

The CAO specifically recommends that owners speak with their insurance broker about coverage for situations where they may become responsible for the condominium corporation's deductible.

This coverage may be referred to by insurers using terms such as deductible assessment or loss assessment coverage, although terminology and coverage vary by insurer and policy.

Don't simply assume your policy contains enough of it.

Ask.

Where Can Buyers Find the Condo Corporation's Insurance Information?

This is another reason the status certificate matters.

For a resale condo in Ontario, the status certificate package contains significant information about both the unit and condominium corporation.

According to the Condominium Authority of Ontario, a status certificate includes a certificate of insurance for the corporation's current insurance policies, along with other important financial and legal information.

The package also normally includes the corporation's governing documents.

That gives your lawyer an opportunity to review things such as:

• the corporation's insurance information

• relevant deductible amounts

• the declaration

• applicable by-laws

• the standard unit definition

• provisions that could affect an owner's responsibility

The CAO recommends that prospective resale buyers have their status certificates reviewed with legal counsel.

Don't Just Ask, “How Much Is Condo Insurance?”

When you're getting an insurance quote for a condo you're buying, give your broker enough information to actually assess the property.

Useful questions can include:

Do I have enough coverage for unit improvements?

Especially important if the condo has been substantially renovated.

Am I insured for the corporation's deductible if one is charged back to me?

Your broker can explain whether your proposed policy includes appropriate coverage and what limits apply.

What liability coverage do I have?

The CAO recommends owners maintain liability insurance in case an injury or other covered liability arises within their unit.

What happens if I can't live in the condo after an insured loss?

Ask about additional living expense coverage and the circumstances in which it applies.

Are there limits for expensive personal belongings?

Jewellery, bicycles, electronics, collectibles and other items may need additional attention depending on the policy.

These are questions for your insurance professional, but knowing to ask them is part of being an informed condo buyer.

This Is Also Why Two Similar Condos Can Carry Different Risks

Imagine you're deciding between two Ottawa condos.

Both are two-bedroom units.

Both have similar condo fees.

Both have healthy reserve funds.

Both seem well managed.

But one corporation has a much larger insurance deductible or significantly different insurance-related by-laws.

That doesn't automatically make it a bad building.

It is simply another piece of information worth understanding.

Condo shopping isn't only about comparing square footage and monthly fees.

You're also buying into the financial and legal structure of an entire corporation.

What We'd Want to Know Before Buying

When helping someone evaluate a resale condo, some of the insurance-related questions worth investigating include:

What is included in the standard unit definition?

This helps determine the line between the corporation's insurance responsibilities and owner improvements.

Has the unit been substantially renovated?

More upgrades can mean more property that needs to be appropriately covered by the owner's own policy.

What are the corporation's insurance deductibles?

Pay particular attention to significant deductibles, including those relating to water damage where applicable.

Does the corporation have an insurance deductible by-law?

Understand when an individual owner could potentially be responsible.

Does the status certificate disclose any insurance concerns?

Insurance information is part of the broader financial picture we want to understand.

Has your own insurance broker reviewed what you need?

The corporation's policy and your personal policy need to work alongside each other.

Condo Insurance Is Really About Understanding the Gaps

You don't need to become an insurance expert before buying a condo.

You just need to avoid making one very common assumption:

“My condo fees pay for building insurance, so I'm covered.”

The corporation is insured.

That does not mean everything you own, everything you've upgraded and every potential cost that could be charged to your unit is covered by that policy.

That is what your own insurance and your due diligence are there to address.

Buying a Condo in Ottawa?

A good condo purchase involves looking well beyond the unit itself.

At New Purveyors, we help buyers understand the building they're buying into, review the information available before committing, identify the questions worth asking and make sure the right professionals are involved when legal, financial or insurance expertise is needed.

Because whether you're comparing condo fees, reserve funds, renovations or insurance deductibles, the goal is the same:

know what you're buying before you own it.

Does Your Condo Actually Come With That Parking Spot? What Ontario Buyers Should Know About Parking and Lockers

When a condo listing says “1 parking space and 1 storage locker included,” most buyers understandably assume those spaces simply belong to the unit.

Sometimes they do.

Sometimes they don't, at least not in the way you might expect.

In Ontario condos, parking spaces and storage lockers can be structured differently from building to building. A space may be a separately owned unit, an exclusive-use common element, or part of another arrangement set out in the condominium's documents.

Those distinctions may sound technical, but they can affect what you own, what you can do with the space, how condo fees are calculated and what needs to be confirmed before closing.

So before you get too attached to parking spot P2-47, here's what you should know.

First: Your Condo Unit Isn't Necessarily Everything You Use

One of the biggest adjustments for first-time condo buyers is understanding the difference between your unit and the common elements of the condominium.

Ontario's Condominium Act establishes that owners have exclusive ownership of their individual units while sharing ownership of the condominium's common elements. Those common elements can include things like hallways, elevators, lobbies, parking garages and amenities.

But there is another category that matters here: exclusive-use common elements.

An exclusive-use common element still belongs to the condominium's common elements, but one particular owner has the exclusive right to use it. The Condominium Authority of Ontario notes that things like balconies can be structured this way, and the same concept can apply to parking and storage spaces.

That gives us two common arrangements you'll see when shopping for a condo.

Option 1: You Own the Parking Space or Locker

In some buildings, the parking space or storage locker is legally created as its own condominium unit.

That means the condo you're purchasing could technically involve multiple units: your residential unit, a parking unit and potentially a locker unit.

It isn't just "the parking spot that comes with apartment 704." It may actually have its own legal description and form part of the title being transferred to you.

This is one reason it's so important that the Agreement of Purchase and Sale correctly identifies everything being purchased. Ontario legal guidance specifically notes that a purchaser's lawyer should determine through the title search whether parking and locker spaces are condominium units, exclusive-use common elements or simply part of the common elements.

It also means that seeing a numbered parking space during a showing isn't enough to establish ownership.

The paperwork matters.

Option 2: You Have Exclusive Use of the Space

The other common setup is exclusive-use parking or storage.

In this case, you don't individually own that physical portion of the building as a separate condominium unit. Instead, it remains part of the common elements, with the condominium documents allocating its use to your unit.

The practical experience may feel almost identical. You park in the same spot every day. Nobody else is supposed to use it. Your locker is still your locker.

Legally, however, the structure is different.

The Condominium Authority of Ontario specifically recommends checking the condominium's declaration to determine whether parking or storage is owned or exclusive use. It notes that owned parking units are often identified in Schedule C of a declaration and exclusive-use areas in Schedule F, although the exact format varies by condominium.

Why Does Any of This Matter?

Because the words “parking included” don't answer every question a buyer should be asking.

Imagine you're comparing two similar Ottawa condos.

Both have one underground parking space.

In Building A, the parking space is a separately owned condominium unit.

In Building B, the owner has exclusive use of a parking space that remains part of the common elements.

From the MLS photos, those properties might look virtually identical. Their legal structures aren't.

That distinction can become relevant when you're trying to understand maintenance responsibilities, condominium rules, costs, future changes or what rights you actually have over that space.

The CAO notes that whether parking or storage is owned or exclusive use can affect the owner's rights and responsibilities and how certain issues are handled.

Can You Sell Your Parking Space Separately?

This is where we'd be careful with any blanket answer.

A separately titled parking unit might sound like something you could automatically sell to whoever you want, but that should not be assumed.

The condominium's declaration, title, governing documents and applicable legal requirements can affect what is permitted. Condo corporations can also have rules regulating parking.

If being able to sell, rent or otherwise transfer a parking space is important to you, have your real estate lawyer confirm exactly what you're purchasing and what restrictions apply.

The same goes for a buyer thinking:

“I don't own a car, so I'll just sell the parking spot later.”

Maybe. But that is something to verify before factoring the potential sale into your buying decision.

Parking and Lockers Can Affect Your Condo Fees Too

Here's another detail buyers sometimes miss.

Condo fees aren't necessarily calculated based only on the square footage of your apartment.

The condominium's declaration establishes each unit's proportion of the corporation's common expenses, and the CAO notes that factors can include the unit's size as well as parking and locker spaces.

So if you're comparing the monthly condo fees of two units in the same building, don't immediately assume one owner is being charged more for no reason.

There may be differences in what is actually included with each property.

What About the Actual Location of the Parking Spot?

The legal side matters, but so does the practical side.

We always recommend buyers actually look at the parking spot rather than treating "underground parking included" as the end of the conversation.

A few things worth checking:

• Where is it relative to the elevator or building entrance?

• Is it beside a wall or structural column?

• How wide is the space?

• Is there enough room for your current vehicle?

• Is it near a ramp, corner or high-traffic area?

• Is the garage height suitable for your vehicle?

• Are there EV charging options?

• Are there restrictions around EV charger installation?

• Where is visitor parking?

• Are there rules about commercial vehicles, motorcycles, trailers or vehicle repairs?

Parking rules can be established through a condominium's governing documents, and Ontario's Condominium Authority specifically identifies parking as something condo rules may regulate.

If you're driving a compact hatchback today but planning on owning a full-size SUV next year, that little concrete pillar beside your parking spot suddenly becomes much more interesting.

Do the Same Homework With the Locker

Storage lockers are easy to overlook during a showing.

Don't.

Find out:

Where is it?
A locker on your floor may be very different from one several levels down in the parking garage.

How big is it?
“Locker included” doesn't tell you whether you're getting a full storage room or a small cage above another locker.

Is it owned or exclusive use?
Just like parking, confirm the legal arrangement rather than assuming.

Are there restrictions on what can be stored?
Check the condominium's rules.

Is the locker number in the listing actually the locker associated with the unit?
It sounds obvious, but legal professionals specifically flag confirmation of parking and locker descriptions as part of proper condominium due diligence.

Where Do You Find All of This Information?

This is one of the reasons condo purchases involve more homework than simply walking through the unit.

Depending on the question, information about parking and lockers may appear in the:

• Agreement of Purchase and Sale

• Condominium declaration

• Condominium description

• Rules and by-laws

• Status certificate package

• Parcel register and title documentation

The declaration is particularly important because it defines the condominium's units and common elements and can contain restrictions and maintenance obligations.

Your lawyer's title review is another important safeguard. The Law Society of Ontario's guidance for residential real estate transactions calls for lawyers to review registered instruments affecting title and highlights condominium declarations, by-laws and status certificates as relevant parts of a condominium purchase.

A Better Question to Ask When Touring an Ottawa Condo

Instead of asking:

“Does it have parking?”

Try asking:

“What kind of parking comes with the unit?”

Then do the same thing with the locker.

It's a small change in language, but it's the type of question that helps you understand what you're actually buying rather than relying solely on how the property is marketed.

And that applies to plenty of other condo features too.

A balcony you use every day may be an exclusive-use common element. A parking garage may be shared between multiple condominium corporations. Certain amenities may even operate under shared-facilities agreements that determine how costs and responsibilities are divided.

With condos, use and ownership aren't always the same thing.

Buying a Condo in Ottawa?

The inside of the unit is only part of a condo purchase.

Understanding the corporation, its documents, its finances and exactly what comes with the property can be just as important as deciding whether you like the kitchen.

At New Purveyors, we help our clients look beyond the listing photos and understand the details that can make one condo a much better purchase than another.

If you're thinking about buying a condo in Ottawa, reach out to the New Purveyors team. We can help you compare buildings, understand what questions to ask and build a strategy around what actually matters to you.

Buying an Ottawa Condo With an EV? Don’t Assume You Can Just Install a Charger

You find the condo.

It has underground parking. Your spot is close to an electrical outlet. You drive an EV, or you're planning to buy one.

Perfect, right?

Not necessarily.

Having a parking space does not automatically mean you can install an EV charger there.

For Ottawa condo buyers, EV charging is becoming another feature worth investigating before purchasing, especially if charging at home is important to your daily routine.

The good news is that Ontario actually has a specific process for condo owners who want to install electric vehicle charging systems. The less-good news is that the answer can still depend heavily on the building.

Here's what you should know.

First: Does the Building Already Have EV Charging?

This is the easiest scenario.

Some Ottawa condo buildings have charging stations in shared parking areas. Others have chargers connected to individual parking spaces. Some have installed the electrical infrastructure needed to make future installations easier.

And some buildings have none of the above.

Those are very different situations.

If an MLS listing simply says “EV charging available,” don't stop there.

Find out what that actually means.

Is there a charger assigned to the unit?

Are there communal chargers?

How many are there?

How is electricity billed?

Can residents reserve them?

Is there currently a waitlist?

Can additional chargers be installed?

That information can make a big difference if you'll rely on the charger every day.

What If Your Parking Spot Doesn't Have a Charger?

This is where Ontario's condo rules become particularly useful.

Since 2018, Ontario has had a specific approval process for electric vehicle charging systems in condominiums. A condo owner can submit a written application to the condominium corporation requesting permission to install one.

The application must identify the owner, be signed and include drawings, specifications and information about the proposed installation.

So this isn't quite the same as deciding to install a charger in the garage of a freehold house.

There's a formal process.

Can the Condo Board Just Say No?

Not simply because it doesn't like the idea.

According to the Condominium Authority of Ontario, a corporation can reject an owner's EV charger application in certain circumstances based on the opinion or report of a qualified professional.

Those circumstances include an installation that would violate legislation, adversely affect the structural integrity of the property or create a serious health or safety risk.

If those reasons don't apply, the corporation must either accept the application or propose an alternative installation plan that does not create unreasonable costs for the owner.

That's an important distinction.

There is a process designed specifically for these requests, but it doesn't mean every parking space in every condo can automatically accommodate the exact charger an owner wants.

The Building's Electrical Capacity Matters

This is one of the biggest practical issues.

An EV charger isn't operating independently of the rest of the building.

The Electrical Safety Authority explains that every multi-residential building has its own electrical infrastructure and energy demands. Adding EV chargers means considering the building's overall electrical system and available capacity.

Imagine a 200-unit condo built decades before widespread electric vehicle adoption.

Installing a charger for the first EV owner may be relatively straightforward.

Then five owners want one.

Then 20.

Eventually, the question becomes bigger than simply running a wire to another parking space.

The ESA recommends that buildings plan not only for today's charging demand but for how that demand could grow in the future.

For a condo buyer, that's useful information.

You aren't only asking:

“Can I charge my car here today?”

You may also want to know:

“Does this building have a plan for EV charging as more residents want it?”

Who Pays to Install Your Charger?

If you're the owner requesting your own EV charger installation, you should generally expect the cost to be yours unless your agreement with the corporation says otherwise.

The CAO states that an owner who submits an application is generally responsible for installation-related costs. After an application is approved, the owner and condominium corporation have 90 days to enter into a written agreement dealing with matters including responsibility for costs.

That agreement is then registered on title before taking effect.

This is another reason buyers shouldn't assume:

“There's already electricity in the garage, so adding a charger should be cheap.”

The actual installation could depend on the distance from electrical equipment, metering arrangements, the building's electrical capacity and other technical requirements.

There isn't one universal installation price that applies to every Ottawa condo.

You Can't Just Hire Someone and Start Drilling

Even after the condominium side is sorted out, EV charger installation is electrical work.

The Condominium Authority of Ontario says an EV charging system must be installed by a licensed electrical contractor holding an Electrical Safety Authority licence.

That matters in condos because the work may involve common elements or shared electrical infrastructure.

A parking garage is not the place for a DIY workaround and an extension cord.

What If the Condo Corporation Wants to Install Chargers for Everyone?

The rules are slightly different when the corporation itself initiates the project.

In some situations, a condo corporation can proceed without an owner vote. Under current Ontario guidance, this can happen where the estimated installation cost is less than 10 per cent of the corporation's annual budgeted common expenses and the board does not believe the project will negatively affect owners' use and enjoyment of the property.

The corporation must provide owners with at least 60 days' notice before installation in that situation.

If the project exceeds the applicable cost threshold or is expected to significantly affect use and enjoyment, additional owner involvement and potentially a vote can be required.

Why should a buyer care?

Because a building planning a major EV infrastructure project could be very different from a building that has never discussed one.

Neither is automatically better or worse.

You simply want to know what you're buying into.

EV Charging Is Becoming Part of the Condo Due-Diligence Conversation

Ten years ago, a buyer might have asked:

Does the unit have parking?

Today, for some buyers, that isn't enough.

The question has become:

What can I actually do with that parking space?

This is particularly important if you already own an electric vehicle and home charging is part of what makes EV ownership practical for you.

Before buying an Ottawa condo, it's worth investigating whether the property currently has charging infrastructure, how existing chargers operate and what the process would be if you wanted your own.

What If You Don't Own an EV?

This can still be worth asking about.

Maybe your current car is gas-powered and you'll keep it for another five years.

That doesn't mean your next one will be.

And even if you never personally own an EV, a future buyer of your condo might.

That doesn't mean an EV charger automatically increases the value of every condo by a specific dollar amount. We cannot reliably assign a universal resale premium to EV charging because its value will vary by buyer, building and market conditions.

But from a practical resale standpoint, understanding whether a building can accommodate EV charging gives you another piece of information about how adaptable the property is to changing transportation habits.

A Good Question to Ask Before Buying

Instead of asking only:

“Does the building have EV chargers?”

Try asking:

“What is this building's current setup and policy for EV charging?”

That opens the door to a much more useful conversation.

You may discover the building already has excellent infrastructure.

You may learn that owners routinely install chargers at their own parking spaces.

You may discover that upgrades to the building's electrical system would be required.

Or you may find that the condo is already working on a building-wide solution.

All of those answers tell you more than a simple yes or no.

The Status Certificate Can Help, But Ask Questions Too

When purchasing a resale condo in Ontario, the status certificate and accompanying condominium documents can provide important information about the corporation, its finances and its governing rules.

If EV charging is particularly important to you, tell your Realtor and lawyer.

Don't assume a standard review will automatically answer every lifestyle-specific question you have.

You may want to investigate existing rules, agreements, planned projects or correspondence relating to charging infrastructure.

It's much easier to ask before purchasing than to discover after closing that your charging plan is significantly more complicated than expected.

Don't Buy the Parking Spot Without Thinking About the Car That Goes in It

Condo buyers are getting better at looking past granite countertops and rooftop terraces.

We talk about reserve funds.

We talk about condo fees.

We talk about special assessments.

EV charging deserves a place in that conversation too.

For some buyers, it's irrelevant.

For others, it can materially affect whether a property works for their everyday life.

And that's ultimately what good condo due diligence is about.

Not finding a building with the longest amenity list.

Finding one that actually works for the way you plan to live.

Buying a Condo in Ottawa?

There can be a lot more to compare than price per square foot.

New Purveyors helps Ottawa condo buyers look at the complete picture, including the unit, building, parking, condo corporation, neighbourhood and the practical questions that can affect ownership long after closing.

If you're thinking about buying a condo in Ottawa, contact New Purveyors to start your search.

Your Condo Floods. Who Actually Pays for the Damage?

Imagine this:

The dishwasher in your Ottawa condo leaks while you're out.

Water damages your flooring, runs into the unit below and reaches part of the hallway.

Who pays?

Your insurance company?

The condo corporation?

The neighbour downstairs?

You?

The answer can potentially involve more than one of them.

Condo insurance is one of those things that seems straightforward until something actually goes wrong. The building has insurance, you have insurance, and yet there can still be deductibles, exclusions and questions about who is responsible for what.

If you're buying a condo in Ontario, there's one term in particular worth understanding:

the standard unit.

Your Condo Corporation Has Insurance. That Doesn't Mean Everything Inside Your Unit Is Covered.

Ontario condominium corporations are required to maintain insurance protecting the corporation against certain types of damage and liability. That includes insurance covering the condominium's units and common elements against specified risks.

But the corporation's policy isn't designed to replace everything you own inside your condo.

According to the Condominium Authority of Ontario, the corporation's property insurance generally does not cover improvements or non-standard elements within individual units. Owners should therefore understand how their corporation defines a standard unit and arrange their own coverage for things outside that definition.

That's where things get interesting.

What Is a "Standard Unit"?

A standard unit is essentially the version of your condo that the corporation considers its insurance responsibility for repair purposes.

The exact definition can vary from one condominium corporation to another.

Ontario condo corporations can establish their definition of a standard unit through their bylaws.

For example, imagine you purchase a condo with beautiful engineered hardwood flooring.

If the corporation's standard unit definition includes only basic flooring, your upgraded hardwood may fall outside what the corporation's insurance would restore after insured damage.

The same issue can potentially arise with upgraded:

• flooring

• cabinetry

• countertops

• fixtures

• built-ins

• other renovations or improvements

This is why "the building has insurance" isn't enough information on its own.

You need to know what that insurance considers the original or standard unit.

A Renovated Condo Can Make This Even More Important

Picture two identical units in the same building.

Unit 501 still has most of its original finishes.

Unit 502 has been renovated with custom cabinetry, stone countertops, upgraded flooring and expensive built-ins.

The corporation's standard unit definition might be identical for both condos.

That means the owner of Unit 502 may need considerably more personal insurance coverage to protect the value of those upgrades.

The CAO recommends that owners carry their own insurance for their personal property and unit upgrades or changes that aren't covered by the condominium corporation's policy.

So when you're buying a beautifully renovated resale condo, the upgrades aren't just something to admire during the showing.

They're also something to mention when arranging your insurance.

Then There Are Insurance Deductibles

This is another part of condo ownership that buyers don't always think about.

An insurance deductible is the amount that must be paid before an insurer pays the covered portion of a claim.

The CAO notes that condo insurance deductibles can range from hundreds to tens of thousands of dollars, depending on the policy.

Normally, an owner and the condominium corporation are responsible for their respective deductibles when both make insurance claims.

But there are circumstances where an owner may become responsible for some or all of the condominium corporation's deductible as well.

Wait. You Could Have to Pay the Building's Deductible?

Potentially.

Ontario's condominium rules allow certain damage-related costs to be charged back to an owner. The Condominium Authority of Ontario explains that where damage is caused by an owner, tenant or resident, the owner may be charged the cost of the repair or the corporation's insurance deductible limit, whichever is less, in circumstances covered by the Condominium Act.

A condominium corporation's governing documents can also establish additional circumstances where an owner may be responsible for costs.

For example, the CAO notes that some condo bylaws extend deductible responsibility to circumstances where nobody is necessarily directly at fault.

That's an important detail.

It means the question isn't simply:

"Did I personally cause the damage?"

You also need to understand the corporation's governing documents and insurance arrangements.

Let's Use a Hypothetical Example

Suppose a pipe or appliance connected to your unit causes a major water loss.

Your flooring is damaged.

The hallway is damaged.

The condo below you is damaged.

There could potentially be several layers of insurance involved:

Your personal condo policy may respond to your belongings, improvements and other coverage included in your policy.

The condominium corporation's policy may respond to insured damage involving standard units and common elements.

Another owner's insurer may also become involved depending on the circumstances.

And then the question of deductibles and responsibility still has to be resolved.

Exactly how a real claim would be handled depends on the policies, governing documents and circumstances of the loss, so buyers and owners should speak with their insurer or insurance broker about their specific coverage.

This Is Why Condo Insurance Isn't Just "Contents Insurance"

When people first move from renting into condo ownership, it's easy to think:

"I don't own that much stuff. Why would I need much insurance?"

But personal condo insurance can address much more than replacing your television and furniture.

The CAO specifically recommends that owners consider coverage for personal property, unit improvements and liability, as well as protection for situations where they may become responsible for the condominium corporation's deductible.

The exact coverage available depends on the insurer and policy, but it's worth having that conversation before something happens rather than after.

What Should Ottawa Condo Buyers Look For?

You don't need to become an insurance expert before buying a condo.

You should, however, know enough to ask the right questions.

Before closing, it's worth understanding:

What is the corporation's standard unit definition?

This helps establish what the corporation considers part of the insured standard unit versus an owner improvement.

What are the corporation's insurance deductibles?

Particularly for major risks such as water damage, knowing the deductible can help inform the coverage you arrange personally.

Does the corporation have an insurance deductible bylaw?

Some bylaws can affect the circumstances in which owners become responsible for the corporation's deductible.

Has the unit been significantly renovated?

If so, tell your insurance provider. You may need coverage reflecting the value of those improvements.

Does your own policy include appropriate deductible assessment or similar protection?

Ask your insurance broker specifically how your policy responds if the condominium corporation charges you for one of its deductibles.

Can You Find This Information Before Buying?

Much of the relevant information can be found within the condominium corporation's documentation.

For a resale condo purchase, this is another reason the status certificate package and governing documents deserve more attention than many buyers initially give them.

Your lawyer can review the legal documentation, while your insurance provider or broker can explain how the corporation's insurance arrangements interact with the personal condo policy you're considering.

Those are different jobs, and both can matter.

The Bigger Lesson: With Condos, You Own More Than Four Walls

One of the recurring themes of condo ownership is that your individual unit and the larger corporation are financially connected.

That's true when you're talking about reserve funds.

It's true when you're talking about condo fees.

And it's true when you're talking about insurance.

The question isn't simply whether a condo building is insured.

The better questions are:

What does the corporation insure?

What are you expected to insure?

And what could you potentially be responsible for if something goes wrong?

You don't need those answers because you expect your condo to flood.

You need them so that if it ever does, the financial side of the problem isn't the biggest surprise.

Buying a Condo in Ottawa?

Buying a condo means evaluating more than the unit itself.

The New Purveyors team helps Ottawa condo buyers understand the building, documentation, fees and other details that can have a meaningful impact on ownership after closing.

If you're considering a condo in Ottawa, get in touch with New Purveyors and we'll help you know what to investigate before you buy.

The Condo Is in Your Budget. But What Happens If You Get a $15,000 Special Assessment?

You find an Ottawa condo you love.

The purchase price works. The mortgage works. The monthly condo fee works.

Then someone mentions a special assessment.

Suddenly you're wondering whether owning a condo means the board can randomly send you a bill for thousands of dollars.

The short answer: special assessments are real, but they're also more nuanced than the horror stories make them sound.

Here's what Ontario condo buyers should know before purchasing.

What Is a Condo Special Assessment?

A special assessment is an additional charge that a condominium corporation collects from owners when its regular budget isn't enough to cover a particular expense.

Unlike your normal monthly condo fees, it's generally connected to a specific financial shortfall or event. The Condominium Authority of Ontario notes that assessments can be used for things such as unexpected repairs, budget shortfalls or expensive litigation.

Depending on the circumstances, owners may be asked to pay the assessment at once or through multiple instalments.

And yes, special assessments can sometimes reach thousands or even tens of thousands of dollars per unit.

That sounds scary.

But the existence of a special assessment doesn't automatically mean a condo is poorly managed.

Why Would a Condo Need One?

Think about everything a condo corporation may be responsible for over the life of a building.

Depending on the property, that could include elevators, roofs, windows, garages, mechanical systems, exterior structures, common hallways and other shared components.

Ontario condominium corporations are required to maintain reserve funds for major repairs and replacements, and periodic reserve fund studies are used to estimate future costs.

The key word is estimate.

A building might expect a major repair to cost $500,000 and discover years later that it costs considerably more. Something may fail earlier than anticipated. Insurance costs could change. A major unexpected problem could arise.

That's where a special assessment may become necessary.

Does a Special Assessment Mean You Shouldn't Buy the Condo?

Not necessarily.

This is where buyers need context instead of simply seeing the words special assessment and running.

Imagine two hypothetical buildings.

Building A has a temporary assessment because an unexpected project exceeded its original budget. The corporation otherwise has healthy financials, an up-to-date reserve fund study and a clear plan for future work.

Building B has repeatedly faced large unexpected expenses, a strained reserve fund and significant upcoming repairs.

Both buildings technically have a special assessment.

They do not necessarily represent the same level of financial risk.

The better question is:

Why is the assessment happening, and what does it tell us about the condo corporation's overall financial position?

How Can You Find Out About Special Assessments Before Buying?

This is one reason the status certificate is such an important part of buying a resale condo in Ontario.

A status certificate package contains information about the condominium corporation, including financial information, the current budget, audited financial statements, reserve fund information and certain information about common expenses and assessments.

It isn't something we'd recommend scrolling through for five minutes and deciding everything looks fine.

Your real estate lawyer should review the documents as part of your due diligence.

The bigger picture matters.

Don't Just Ask, "Is There a Special Assessment?"

Ask these questions too:

Why was it required?

Was there one genuinely unexpected expense, or is the corporation struggling to fund normal building maintenance?

How large is the reserve fund?

A dollar amount by itself doesn't tell you much. A $2-million reserve could be substantial for one condo and inadequate for another.

The amount needs to be considered alongside the building's size, age, components and upcoming repair schedule.

What does the reserve fund study say is coming?

Ontario condo corporations are required to conduct periodic reserve fund studies to determine whether their reserve fund and contributions are adequate for anticipated major repairs and replacements.

If several expensive projects are approaching, that's useful information to know before buying.

Have condo fees recently increased?

A fee increase isn't automatically bad either.

Sometimes an increase means the corporation is proactively collecting more money to properly fund future expenses.

Extremely low condo fees may look attractive in a listing, but low fees are only beneficial if they're sufficient for the building's actual needs.

Are there other major financial or legal issues?

Special assessments aren't limited strictly to repairing physical components of a building. The CAO specifically identifies costly litigation as one circumstance that can create a need for additional owner contributions.

That's another reason buyers should look at the corporation as a whole rather than focusing on one number.

What If a Special Assessment Is Announced While the Condo Is Being Sold?

This is where things can get more complicated.

Who is responsible for a special assessment around the time of a sale can depend on the timing, the specific circumstances and the terms of the purchase agreement.

Don't assume that "the seller always pays" or "the buyer always pays."

If an assessment has been announced, proposed or is already being collected, make sure your Realtor and real estate lawyer are aware of it so the agreement and condominium documents can be reviewed properly.

Can You Completely Protect Yourself From Future Special Assessments?

No.

A status certificate, reserve fund study and financial review can give buyers substantially more information about a condominium corporation, but they cannot predict every future expense.

Buildings age.

Unexpected things happen.

Costs change.

The goal isn't to find a condo where nothing will ever go wrong. That's no more realistic than buying a detached house and expecting never to replace a furnace, roof or foundation component.

The goal is to understand what you're buying and whether the corporation appears to be planning responsibly for the future.

The Cheapest Condo Fee Isn't Always the Best Condo Fee

This is one of the biggest misconceptions we see when people compare Ottawa condos.

Listing A has a $450 monthly fee.

Listing B has a $650 monthly fee.

It's tempting to immediately assume Listing A is the better deal.

But without knowing what each fee includes, how the corporation is funded, the condition of the building, the size of its reserve fund and what major projects are approaching, those numbers don't tell the whole story.

Sometimes paying a little more consistently is preferable to paying too little for years and facing a major shortfall later.

That's why we look beyond the monthly fee when helping clients compare condo buildings.

Buying a Condo in Ottawa?

A condo purchase isn't just about evaluating the unit.

You're also buying into a condominium corporation, its finances, its rules and its plans for the building.

Before making an offer, our team can help you compare Ottawa condo properties, understand which questions should be asked and coordinate the proper due diligence before you commit.

If you're thinking about buying a condo in Ottawa, contact the New Purveyors team and let's start your search.

What Floor Is Best in a Condo? The Answer Isn’t Always “Higher”

When condo buyers compare two similar units, there’s a natural assumption:

The higher floor is the better floor.

Better view. Less street noise. More privacy. Therefore, better condo.

Sometimes that’s true.

But the floor number alone tells you surprisingly little about what living in the unit will actually be like. A well-positioned unit on the sixth floor could be a much better fit than one on the 26th.

If you're shopping for an Ottawa condo, here’s what to think about before paying a premium simply to get higher up.

Lower Floors: Don't Dismiss Them Too Quickly

A unit on a lower floor might not have the dramatic skyline view of the penthouse, but there can be practical advantages.

You have fewer floors to travel every time you leave the building. Taking the stairs may actually be realistic. Moving furniture in and out can feel less complicated. And for someone who doesn't particularly care about a view, paying more simply for elevation may not add much value to their everyday life.

The tradeoff?

You need to pay particularly close attention to what is happening outside the windows.

Does the unit face a busy entrance?

A restaurant patio?

A loading area?

A neighbouring building?

A major road?

An otherwise great third-floor unit can feel completely different depending on which side of the building it faces.

Mid-Level Floors Can Be a Great Middle Ground

For some buyers, the sweet spot is somewhere in the middle.

You're elevated above some of the activity happening directly at street level without being completely dependent on a long elevator trip every time you leave home.

But again, the number on the elevator button isn't enough information.

A 12th-floor unit directly beside the elevators could potentially be less appealing to a noise-sensitive buyer than an eighth-floor unit tucked at the end of a quiet hallway.

Ontario's Condominium Authority identifies several potential sources of condo noise, including other residents, doors, amenities, piping, ventilation and outside sources such as construction.

That means you should be looking horizontally as well as vertically.

High Floors: The View Isn't the Whole Story

There are obvious reasons buyers are attracted to higher floors.

Depending on the building and orientation, you may get a more expansive view and increased separation from activity happening at ground level.

But ask yourself how much you're actually willing to pay for that.

If two identical units are available and one is significantly more expensive because it's 15 storeys higher, think about what you're getting for the difference.

Is the view dramatically better?

Is there noticeably more privacy?

Does the higher unit have better exposure?

Or are you mostly paying for a bigger number beside the unit door?

There isn't one correct answer. For someone who works from home beside a wall of windows, the view may be worth every dollar. For someone who is rarely home during the day, it might not be.

And Then There's the Top Floor

“No neighbours above me” can be a compelling selling feature.

But top-floor buyers should still investigate what is actually above the unit.

Roof equipment, building mechanical systems and other infrastructure can create considerations of their own. The Condominium Authority of Ontario specifically identifies utilities, ventilation and mechanical systems among potential sources of noise or vibration in condo buildings.

So rather than assuming top floor automatically means quietest, ask what sits above the ceiling.

Your Position on the Floor May Matter More Than the Floor Itself

Here's the part buyers often overlook.

Imagine two units on the exact same floor.

One shares a wall with the elevator bank and sits across from the garbage room.

The other is at the end of the hallway with units above, below and on either side.

Those could be very different living experiences.

When you're touring a condo, look at what surrounds the unit:

• elevators

• stairwell doors

• garbage or recycling rooms

• amenity spaces

• mechanical rooms

• parking entrances

• loading areas

• common terraces

• neighbouring balconies

• building entrances

Don't just walk from the elevator into the unit without paying attention to what you passed along the way.

What's Directly Below You?

This is another reason to stop thinking only in terms of floor numbers.

A fifth-floor condo could be sitting directly above the gym, party room or outdoor terrace.

An eighth-floor unit in another building might have residential units above and below it.

Amenities themselves aren't inherently a problem. But Ontario's Condominium Authority lists amenities as one possible source of noise within a condo community.

If you're sensitive to sound, the building's floor plan deserves a closer look.

Pay Attention to the Direction the Unit Faces Too

Two condos directly across the hall from each other can have completely different views, light and surroundings.

One might overlook a park.

The other might face a future development site.

One might have relatively open sightlines.

The other might look directly into the neighbouring building.

This is particularly important in areas of Ottawa seeing significant development.

Don't evaluate the floor without evaluating the exposure.

Look out every window and ask yourself not only what is there now, but whether there are obvious neighbouring sites where the surroundings could eventually change.

Visit the Building Like You Already Live There

A showing is usually quiet because you're focused on the unit.

Try approaching the second visit differently.

Stand in the hallway for a minute.

Listen near the bedroom.

Wait for the elevator.

Walk from the parking space to the unit.

Find the garbage room.

Check where the amenities are located.

Look outside from every room.

If noise is a major concern, consider seeing the property at a different time of day before making a final decision when your purchase conditions and circumstances allow.

Ontario condominium law prohibits unreasonable noise that interferes with an owner's ability to use and enjoy their unit, but normal building sounds and individual tolerance can obviously vary.

It's much easier to decide whether a building feels right for you before you own the unit.

There Is No “Best” Condo Floor

The best floor depends on the buyer.

Want a huge view and don't mind relying on the elevator? Higher might make sense.

Want quick access outside because you walk your dog five times a day? A lower floor could be perfect.

Sensitive to noise? The location of the elevators, amenities and neighbouring units may matter more than whether you're on floor seven or seventeen.

Working from home? Exposure and what you see outside the windows could be one of your biggest priorities.

CMHC recommends looking beyond the individual unit when purchasing a condo and considering whether the condominium itself is physically, financially and legally well managed.

We'd add one more consideration:

Does living there actually make sense for you?

Because when you're buying a condo, the best unit isn't necessarily the one highest in the building.

It's the one whose location within the building works best for the way you actually live.

Thinking about buying a condo in Ottawa? New Purveyors can help you compare the details that aren't obvious from the listing, from the building itself to the specific location of the unit within it.

Who Actually Owns Your Condo Windows, Balcony and Front Door? An Ottawa Buyer’s Guide

When you buy a condo, you own your unit.

Simple enough.

Until a window starts leaking.

Or the balcony needs repairs.

Or something happens to the plumbing inside the wall.

Suddenly, a much less obvious question matters: is that actually yours to fix, or is it the condo corporation’s responsibility?

Condo ownership divides a property into individually owned units and shared common elements, but the line between the two isn't always where buyers assume it is. In Ontario, the exact responsibilities can also vary from one condominium corporation to another.

Here’s what Ottawa condo buyers should understand before purchasing.

Your Balcony Might Not Actually Be Part of Your Unit

You might be the only person with access to your balcony, but that doesn't necessarily mean you own it as part of your individual unit.

Balconies are a common example of an exclusive-use common element. That means the condominium corporation owns the area, while a specific owner has the exclusive right to use it.

That distinction matters.

If you want to change flooring, install something permanent or make another alteration, you may need approval from the condo corporation. Many owner-requested changes to common elements require board approval and an agreement under Section 98 of Ontario's Condominium Act.

So before assuming that balcony is entirely yours to modify, check the condo documents.

What About the Windows and Front Door?

This is where buyers can get tripped up.

There isn't one universal rule that says every condo owner in Ontario is responsible for their windows, or that every condo corporation is.

You have to look at the specific corporation's documents.

A condo's declaration defines the boundaries between individual units and the common elements and can allocate repair and maintenance responsibilities. The Condominium Authority of Ontario specifically recommends reviewing the governing documents to determine exactly who is responsible for what.

That means two otherwise similar Ottawa condo buildings could handle windows or doors differently.

It's a good reminder that when you're comparing condos, you're not only comparing the units. You're comparing the corporations behind them too.

Then There's Something Called the “Standard Unit”

This is one of those condo terms most people don't encounter until they're actually buying one.

A standard unit definition establishes which parts of a condo unit the corporation considers standard for repair and insurance purposes.

Generally, standard units can include things such as walls, doors and plumbing, while items such as upgraded flooring and appliances may be considered improvements. But the actual definition for your building comes from its governing documents.

Why does that matter?

Imagine the previous owner renovated the unit with expensive hardwood flooring, custom cabinetry and upgraded finishes.

Those upgrades may look like part of the condo you're buying, but they may not all be covered by the condo corporation's insurance if something happens.

The corporation's property insurance generally covers the standard unit and common elements, rather than improvements or non-standard components.

That's one reason individual condo insurance remains important even though the building itself is already insured.

“The Condo Corporation Is Responsible” Doesn't Always Mean You Can't Get a Bill

Here's another distinction buyers should know.

A corporation may be responsible for completing a repair, but under certain circumstances, costs can still be charged back to an individual owner.

For example, Ontario's Condominium Authority explains that a corporation can complete work an owner was required to perform but failed to do and then charge the cost back. There are also situations involving damage caused by an owner, tenant or resident where costs may be charged back to the owner.

A condo corporation's governing documents can also contain additional provisions dealing with chargebacks.

This is why understanding the rules of a particular building matters much more than relying on a blanket statement about how “condos work.”

Repair and Maintenance Aren't Necessarily the Same Thing Either

This is where condo ownership gets especially specific.

According to the Condominium Authority of Ontario, corporations generally maintain common elements while owners maintain their units. Maintenance includes issues arising from normal wear and tear, although these responsibilities can be changed through the corporation's governing documents.

So the question isn't simply:

“Who owns this?”

Sometimes you also need to ask:

“Who maintains it?”

“Who repairs it if it fails?”

“Who repairs it if it is damaged?”

“Who insures it?”

Those answers may not always be identical.

This Is Why Condo Documents Matter So Much

When you're buying a house, you can physically inspect a large portion of what you're purchasing.

Condos are different.

Part of what you're buying is governed by documents you can't learn much about from a 20-minute showing.

Before purchasing, you want to understand things like:

• what is included within the boundaries of the unit

• what counts as a common element

• whether there are exclusive-use common elements

• how the standard unit is defined

• who handles particular repairs and maintenance

• what alterations owners can make

• how insurance deductibles and chargebacks are handled

The exact answers can vary by corporation, which is why reviewing the applicable condo documents is so important.

A Better Question to Ask at Your Next Condo Showing

Instead of only asking:

“What do the condo fees include?”

Try asking:

“Where does my responsibility end and the condo corporation's begin?”

It might lead to questions about windows, doors, balconies, plumbing, HVAC equipment, parking or parts of the unit you hadn't thought twice about.

And those details can make a meaningful difference in what owning that condo actually looks like.

A great condo isn't just a great unit.

It's a unit, building and condominium corporation that all make sense for the way you want to live.

Thinking about buying a condo in Ottawa? The New Purveyors team can help you compare more than finishes and floor plans. We can help you understand the building, ask the right questions and make a more informed decision before you buy.

Can a Condo Ban Your Dog? What Ottawa Buyers Need to Know About Pet Rules

You find a condo you love.

Great location. Great unit. Balcony. Parking.

Then you discover the building only allows dogs under 25 pounds.

And your dog is a 70-pound Lab.

That is something you want to know before you buy, not after.

Condo pet rules in Ontario can be much more restrictive than many buyers realize, and they can vary dramatically from one building to another.

Yes, Ontario Condos Can Have Pet Restrictions

A condo corporation's governing documents can contain rules and restrictions relating to pets.

Depending on the building, those could include:

• No pets at all

• A maximum number of pets per unit

• Dog weight or size limits

• Restrictions on certain animals

• Rules about where pets can be taken on the property

• Leash requirements in common areas

So a building being advertised as “pet friendly” doesn't necessarily mean your pet is permitted.

The actual documents matter.

Don't Assume Ontario's Rental Pet Rules Apply

This is where buyers and renters can get confused.

You may have heard that landlords in Ontario generally can't simply put a “no pets” clause in a standard lease and expect it to override provincial tenancy law.

A condominium adds another layer.

Residents of a condo also have to follow the condominium corporation's governing documents. If the corporation has a valid pet restriction that applies to the building, it can matter whether you're an owner or renting a unit there.

That makes checking the condo itself essential.

“Pet Friendly” Can Mean Almost Anything

Two Ottawa condo buildings could both be described casually as pet friendly while having completely different rules.

Building A: Dogs and cats permitted.

Building B: One pet per unit, with a maximum size restriction.

Both might show up in your search as buildings where pets are allowed.

That's why we wouldn't recommend relying solely on a listing description, an old online discussion or what someone remembers about the building.

Check the current rules.

Already Have a Pet? Ask These Questions Before Buying

If your pet is coming with you, treat their eligibility almost like any other non-negotiable feature of the property.

Before becoming committed to the purchase, find out:

1. Are pets permitted at all?

Start with the obvious.

2. Is there a size or weight restriction?

This is especially important for larger dogs.

3. Is there a limit on the number of pets?

Two small dogs may still be a problem in a building that allows only one animal per unit.

4. Are there rules about common areas?

Some buildings may regulate where animals can be taken, whether they need to be carried or leashed, or how residents access outdoor areas with them.

5. Are the rules current?

Condo rules can change through processes set out under Ontario condominium law. What was true several years ago may not necessarily be the rule today.

What If You Want a Pet Later?

This deserves some thought even if you don't currently own one.

Maybe you're buying your first condo at 25 and don't plan on getting a dog for another few years.

If owning a large dog is part of your future plans, buying into a building with a strict 20-pound limit could eventually become a major lifestyle problem.

Your condo search shouldn't only answer:

“Does this unit work for me right now?”

It should also ask:

“Could I realistically live here for the next five years?”

Pets, parking, work-from-home needs, storage and future family plans can all affect that answer.

What About Service and Support Animals?

This is different from simply owning a pet.

Ontario condo corporations have obligations under the Ontario Human Rights Code to accommodate disability-related needs up to the point of undue hardship. The Condominium Authority of Ontario specifically notes that a corporation with an animal prohibition may still be required to accommodate a resident who requires a service or support animal.

These situations are individual and can involve legal considerations, so buyers dealing with an accommodation should get appropriate professional advice rather than assuming a normal pet restriction automatically decides the issue.

Can the Condo Change Its Pet Rules After You Buy?

Potentially.

Condo rules aren't necessarily frozen forever.

Ontario condo boards can pass, amend or repeal rules through the process established under the Condominium Act. Owners must receive notice of proposed rule changes and have mechanisms to requisition a meeting and challenge them.

That doesn't mean you should avoid condo living if you have a pet.

It does mean that buying a condo comes with something freehold buyers don't generally have to think about: shared rules governing how the property can be used.

Pet Owners Should Look Beyond the Rulebook Too

Even when your dog is technically allowed, think about whether the building actually works for your lifestyle.

Look at things like:

• How quickly can you get outside?

• Is the elevator practical several times a day?

• Is there green space nearby?

• Does the unit have enough space for your pet?

• Is there a balcony, and if so, is it actually useful to you?

• Are the surrounding streets enjoyable to walk?

• Is the building extremely busy or noisy?

• Are there convenient trails or parks nearby?

A condo can allow your dog and still be a terrible building for living with one.

And another building might make daily life incredibly easy.

Your Pet Should Be Part of the Condo Search From Day One

If your dog or cat is part of the household, tell your Realtor early.

There isn't much point falling in love with a unit, negotiating an offer and picturing yourself living there only to discover that one member of the family can't come.

At New Purveyors, we help Ottawa condo buyers look at more than square footage and finishes.

That means understanding the building, its rules and whether the condo actually fits the life you plan to live in it.

Because sometimes the most important question about a condo isn't whether it has parking.

It's whether your 70-pound roommate is allowed upstairs.

Should You Buy a Condo With a Special Assessment?

You find the right condo. The layout works. The location is perfect. The price makes sense.

Then you hear two words that can make any condo buyer nervous:

Special assessment.

Should you walk away?

Not necessarily.

A special assessment deserves your attention, but its existence alone doesn't tell you whether a condo is a bad purchase. What matters is why it happened, how much it costs, what it is paying for and what it tells you about the building's finances.

First: What Is a Special Assessment?

Condo owners regularly pay condo fees toward the operation and maintenance of their building.

A special assessment is an additional charge to owners, generally used when the condominium corporation needs money beyond what is available through its regular budget or other available funds.

That could be connected to something significant, such as a major repair, an unexpected expense or a financial shortfall.

The important part for a buyer is figuring out why the regular finances weren't enough.

A Special Assessment Isn't Automatically a Bad Sign

Imagine two buildings.

Building A discovers an unexpected major repair, properly investigates it, develops a plan, communicates it to owners and levies an assessment to fund the work.

Building B has repeatedly postponed maintenance, has an inadequate reserve fund and is now levying another assessment after several previous ones.

Both technically have a special assessment.

They do not present the same level of risk to a buyer.

That's why seeing the words “special assessment” shouldn't end your investigation.

It should start it.

Ask What the Money Is Actually Paying For

This is one of the biggest questions.

Is the assessment funding:

• A major planned replacement?

• An unexpected building repair?

• Increased construction costs?

• An insurance-related expense?

• A budget shortfall?

• Litigation?

• Years of deferred maintenance?

Some answers may be considerably more concerning than others.

You also want to know whether the project solves the underlying issue or whether additional work could still be coming.

Find Out Who Is Paying It

Never assume that because a condo is listed for sale, the seller will automatically absorb the assessment.

Depending on the timing and terms of the transaction, responsibility for an assessment needs to be clearly understood before you buy.

Ask:

How much is the assessment?

Has any of it already been paid?

Are additional instalments coming?

Who will be responsible for those payments after closing?

This is something your Realtor and real estate lawyer should help you clarify before you become committed to the purchase.

Then Look Beyond the Assessment

The bigger question isn't just:

“Can I afford this special assessment?”

It's:

“What does this assessment tell me about the condo corporation?”

For an Ontario resale condo, the status certificate can provide important information about the corporation's finances, including its budget, reserve fund, common expenses and disclosed special assessments.

Your lawyer should review it as part of your due diligence.

Pay attention to the bigger financial picture:

The reserve fund

Does the corporation appear financially prepared for upcoming major repairs and replacements?

The reserve fund study

What large projects are anticipated in the coming years?

Elevators, windows, roofing, garages, balconies and other common elements eventually require work. A buyer should understand what's coming, not simply what has already happened.

Condo fee changes

Have fees recently increased substantially? Are further increases anticipated?

Previous assessments

One unusual expense is different from a pattern of owners repeatedly being asked for additional money.

Litigation

Is the condo corporation involved in ongoing legal proceedings that could affect its finances?

You're not trying to find a building that will never have another expense.

You're trying to understand whether the corporation appears prepared to manage the expenses that come with operating a condominium.

Could a Special Assessment Actually Create an Opportunity?

Sometimes.

The words “special assessment” can scare buyers away immediately.

That can affect demand for a unit even when the assessment is already paid or when the work it funded ultimately improves the property.

Consider a building that just completed a major necessary project and has a clear financial plan moving forward.

Compare that with a seemingly problem-free building where major repairs are approaching but haven't been addressed yet.

The condo without the current assessment isn't automatically the safer purchase.

Completed work matters. Future obligations matter. Context matters.

When Should You Be More Cautious?

There isn't one rule, but we'd want to investigate further if we saw things like:

• Multiple recent special assessments

• Major upcoming projects without an obvious funding plan

• Significant deferred maintenance

• Concerns surrounding the reserve fund

• Large or unexplained increases in condo fees

• Ongoing litigation with potential financial implications

• Unclear information about additional assessments that may still be coming

None of these automatically means “don't buy.”

They mean don't buy without understanding what you're taking on.

Don't Judge a Condo by One Number

Condo buyers sometimes focus heavily on the monthly fee.

But a low condo fee isn't necessarily good if the corporation isn't collecting enough money to properly operate and maintain the property.

Likewise, one special assessment doesn't automatically mean a building is poorly managed.

You're buying into more than the unit itself. You're also becoming part of a condominium corporation with shared assets, expenses and long-term responsibilities.

That corporation deserves almost as much scrutiny as the kitchen, view and floor plan.

Found an Ottawa Condo With a Special Assessment?

Don't panic and don't ignore it.

Get the documents. Find out what happened. Understand what has been paid, what's still outstanding and what work may be coming next.

Then make the decision with the full picture in front of you.

At New Purveyors, we help Ottawa condo buyers look beyond the listing photos and asking price to understand the building they're actually buying into.

Because sometimes the condo with the special assessment is the one you should avoid.

And sometimes, it's still the best condo on your shortlist.

Can You Renovate a Condo in Ottawa? What Needs Approval Before You Start

Most condo buyers begin with the same questions.

Do I like the kitchen? Is the bedroom large enough? Can I picture myself living here?

Those questions matter. But before buying an Ottawa condo, it is worth trying a slightly stranger exercise:

Pretend you already own it and need to sell it.

Who would buy it from you? What would they like about it? What might make them hesitate? Would your unit stand out from the others in the building, or would price be its only advantage?

You should buy a home that works for you, not one designed entirely for an imaginary future buyer. However, thinking about the eventual exit can reveal problems that are easy to overlook during a showing.

Here is how to put an Ottawa condo through the exit test.

1. Can You Describe Its Advantage in One Sentence?

Imagine five similar condos are listed in the same area.

Why would someone choose yours?

A strong answer could be:

• It has an unusually large private balcony.

• It is a true two-bedroom rather than a one-bedroom plus den.

• The condo fees include several major utilities.

• It has unobstructed views that are unlikely to disappear.

• It includes parking in an area where parking is difficult to find.

• It offers more than 1,000 square feet at a comparable price.

• It has direct access to transit, parks or everyday shopping.

“Nice finishes” is not usually enough. Finishes can be replaced, and several competing units may have similar ones.

Look for an advantage that is difficult for another seller to recreate.

2. How Many Buyers Could Realistically Use the Layout?

Square footage tells only part of the story.

A smaller condo with a practical layout may feel more usable than a larger unit filled with narrow hallways, awkward corners or rooms that are difficult to furnish.

During the showing, consider where normal furniture would go:

• Can a sofa face something other than the kitchen?

• Is there room for a dining table?

• Does the bedroom fit more than a bed?

• Can the den function as an office?

• Is there enough storage for daily life?

• Would opening a closet or appliance block a walkway?

Pay particular attention to dens. Some are large enough to support remote work, occasional guests or additional storage. Others are little more than an alcove added to the floor plan.

A useful den can expand the unit’s future buyer pool. An unusable one may not add much beyond the listing label.

3. Are the Condo Fees Defensible?

Buyers often compare condo fees by looking only at the monthly number.

That can be misleading.

A $700 monthly fee that includes heat, water, building insurance, extensive amenities and a well-funded reserve may be easier to justify than a $500 fee that covers very little.

Ask what the fees include and what you would still pay separately. Condo fees generally contribute to the operation of the building, maintenance of common elements and the reserve fund used for major repairs and replacements.

You should also consider whether the building’s amenities make sense for its size. Pools, elevators, concierge services and large recreational facilities can be appealing, but they also require ongoing maintenance.

The question is not simply, “Are the fees high?”

It is:

Will a future buyer understand what they are paying for?

4. What Does the Building’s Financial Paperwork Say?

The unit is only part of what you are purchasing. You are also buying into the financial position and decision-making history of the condo corporation.

For a resale condo in Ontario, the status certificate provides important information about both the unit and the corporation. This can include the corporation’s budget, reserve fund, legal matters, governing documents, insurance and any existing special assessments. Buyers should have the certificate reviewed with their lawyer.

A reserve fund is money set aside for major repairs and replacement of common elements. Ontario condo corporations must periodically complete reserve fund studies to evaluate whether current savings and owner contributions are adequate for anticipated work.

No document can guarantee that expenses will never increase. However, the paperwork can help your lawyer identify issues that may affect ownership costs or future resale.

Do not treat the status certificate condition as administrative fine print. It is part of understanding what you are actually buying.

5. Would the Rules Eliminate Part of Your Buyer Pool?

Every condo corporation has its own declaration, bylaws and rules.

These may address:

• Pets

• Smoking

• Renovations

• Short-term rentals

• Long-term leasing

• Barbecues

• Balcony use

• Parking

• Electric vehicle charging

• Moving procedures

A rule may not bother you at all and could still matter when you eventually sell.

For example, restrictive pet rules may reduce interest from buyers with animals. A prohibition on leasing could affect someone hoping to keep the property as a future rental. Limited visitor parking may matter more to some households than others.

This does not automatically make the condo a poor purchase. It simply means you should understand how its rules could narrow the audience later.

6. Is the Parking Situation Clear?

Parking can significantly change how a condo functions, particularly outside Ottawa’s most walkable central neighbourhoods.

Confirm:

• Whether the unit includes parking

• Whether the space is owned, exclusive-use or assigned

• Whether it can be sold separately

• Whether additional spaces can be rented

• Whether there is visitor parking

• Whether the garage has height or vehicle restrictions

• Whether electric vehicle charging is available or permitted

A unit without parking may still be highly marketable near rapid transit, employment and everyday amenities. The same unit may face more resistance in a car-dependent area.

Do not assess parking in isolation. Assess whether it makes sense for the location and likely buyer.

7. What Will the View Look Like Later?

A good view can be a meaningful advantage, but buyers should distinguish between a view and a temporarily empty space.

Look at what surrounds the building. A surface parking lot, older commercial property or vacant parcel could eventually be redeveloped.

That does not mean you should avoid the unit. Ottawa is a growing city, and neighbourhoods change. It does mean you should be cautious about paying a large premium for a view that may not be permanent.

When possible, investigate nearby development applications and zoning. Your agent can also help you understand whether proposed construction is already affecting the area.

8. How Does the Unit Compare With Its Own Building?

Your future competition may not be across Ottawa. It may be down the hall.

Large condo buildings can have multiple units listed at the same time. Buyers may compare nearly identical layouts, sometimes only a few floors apart.

Look at recent sales and current listings within the building:

• Do certain floor plans consistently sell more quickly?

• Is your unit renovated compared with the others?

• Does it face a more desirable direction?

• Does it include parking or a locker when others do not?

• Is it on a floor buyers tend to prefer?

• Are many similar units currently for sale or rent?

A common layout is not necessarily bad. Comparable sales can make pricing easier to understand. However, when units are very similar, condition, exposure, fees and asking price become especially important.

9. Does the Property Type Fit the Current Ottawa Market?

Ottawa’s market can behave very differently depending on the property type.

In June 2026, apartment-style properties were the city’s softest major segment. Apartment sales were down 14 per cent from June 2025, while elevated inventory gave buyers more choice than they had in tighter parts of the market.

For buyers, softer conditions can create an opportunity to compare buildings carefully, include appropriate conditions and negotiate based on recent sales.

It does not mean every condo is automatically undervalued.

A desirable unit in a well-managed building can still attract interest. A poorly positioned condo can remain difficult to sell even when the overall market improves.

Broad market conditions matter, but the building, unit and neighbourhood still need to make sense individually.

10. Would You Still Buy It Without the Staging?

Finally, mentally remove everything the seller is taking with them.

Ignore the furniture, art, rugs and carefully positioned plants. Focus on what will remain:

• The layout

• The windows

• The exposure

• The storage

• The noise level

• The condition of permanent finishes

• The monthly costs

• The building

• The location

A beautifully staged condo can make an awkward room feel functional. An empty or dated condo can hide a layout that is actually excellent.

The strongest purchase is not always the unit that photographs best. It is the one whose underlying features continue to make sense after the showing is over.

The Condo Exit Test

Before making an offer, try completing this sentence:

A future buyer would choose this condo over a similar one because:

Then complete this one:

The most likely reason they would hesitate is:

Ottawa Real Estate Market Update: July 2026

Every month we take a closer look and drill down the sales data of Ottawa condos from the previous month. Here are the statistics for July 2026 in the top five "downtown" areas - Centretown, Byward Market and Sandy Hill, Little Italy (which includes Lebreton Flats), Hintonburg, and Westboro. The information will be specific to apartment-style condominiums, and only what is sold through the MLS. Also important to note that DOM (Day's On Market) is calculated to include the conditional period, which in Ottawa is roughly 14 days for almost every single transaction.

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Ottawa’s housing market remained relatively resilient in July, even as activity shifted into the traditionally quieter summer season. Sales were nearly identical to last year, fewer properties came to market, and pricing stayed largely consistent across the city.

The broader numbers suggest a balanced market, but conditions differ considerably depending on the neighbourhood and type of home.

July Home Sales Remained Stable

Ottawa recorded 1,325 residential sales through the MLS® System in July, just 0.2% more than in July 2025.

Sales dropped 12.7% from June, but that decline was smaller than the typical June-to-July slowdown seen over the past decade. In other words, Ottawa maintained more of its spring momentum than it normally does at this point in the year.

So far in 2026, 8,288 homes have changed hands, representing a 5.2% decrease compared with the same period last year.

Fewer New Listings Improved the Supply-Demand Balance

A total of 2,530 properties were listed in July, down 0.8% annually. It was the second month out of the last three in which new inventory came in below the previous year’s level.

Because sales held steady while fewer homes entered the market, the sales-to-new-listings ratio rose from 48.8% in June to 52.4% in July.

There were 4,678 active listings at the end of the month. That was 9.3% more than one year earlier, but 6.1% fewer than in June. Buyers still have more selection than they did in many recent years, although the rapid expansion of available inventory appears to be slowing.

Months of inventory increased slightly from 3.3 to 3.5. While summer usually brings a larger increase, July’s change was relatively modest.

Ottawa Home Prices Were Generally Stable

The average residential sale price reached $683,308, a 1.6% decline from July 2025. However, the median remained unchanged at $635,000.

The MLS® Home Price Index recorded a composite benchmark of $634,000. That figure was 0.5% below last year but 0.3% higher than in June.

Together, these measurements indicate that Ottawa did not experience a widespread drop in property values. The lower average price was likely influenced partly by the combination of homes that sold during the month.

Properties sold for an average of 97.8% of their asking price, compared with 98% last July. The median time required to sell increased from 24 to 28 days.

Market Conditions Varied by Property Type

Detached homes were the strongest of Ottawa’s major housing categories. Sales increased 5% annually to 714 transactions, while the benchmark price rose 0.6%. This segment finished July with 3.2 months of available inventory.

Townhome sales declined 4.1% to 417. Supply conditions improved from June, with 3.0 months of inventory and a sales-to-new-listings ratio of 55.9%. Despite stronger absorption, the townhouse benchmark remained 5.1% below its July 2025 level.

Condominium apartments continued to face the greatest amount of competition, especially in central Ottawa. Apartment sales fell 6.6% to 169 transactions, while the benchmark price declined 5.2% annually. This category recorded 5.4 months of inventory, a 41% sales-to-new-listings ratio and a median selling period of 41 days.

Ottawa’s Suburbs Continued to Outperform the Core

More than 70% of July’s transactions took place in Ottawa’s suburban areas.

The southern suburbs posted an 8% increase in sales while new listings fell 6.6%. The western suburbs recorded the strongest rate of absorption, with a sales-to-new-listings ratio of 56.2%. Eastern suburban communities also remained balanced, with a ratio of 54.3%.

The central market was noticeably softer. Sales in Ottawa Centre decreased 8.3%, months of inventory reached 5.6, and the sales-to-new-listings ratio fell to 39.6%.

Rural results were mixed. Activity increased in the southern and western rural areas but declined in the east. These smaller markets can experience large percentage changes from only a handful of additional or fewer transactions.

What Could Shape the Fall Market?

The economic picture has become somewhat steadier than it appeared earlier in the spring. Statistics Canada reported modest GDP growth in May, and the Bank of Canada maintained its policy rate at 2.25% in July.

Stable borrowing rates and continued economic growth could support housing demand, although uncertainty has not disappeared.

Heading into the fall, the biggest indicators to watch will be the number of new properties coming to market, whether active inventory continues to decline and whether condo demand begins to strengthen. Ottawa’s overall statistics point to balance, but buyers and sellers should rely on neighbourhood- and property-specific data when making decisions.

Important to note is that these statistics can only be as accurate as there are condos sold in Ottawa. The more condos sold in an area, the more accurate the averages will be.

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Do you have any questions about how this information affects your investment or looking for more information to make the best decision about your purchase? Let’s chat! Fill out the form on the bottom of the page.

Before You Buy an Ottawa Condo, Try to Sell It

Most condo buyers begin with the same questions.

Do I like the kitchen? Is the bedroom large enough? Can I picture myself living here?

Those questions matter. But before buying an Ottawa condo, it is worth trying a slightly stranger exercise:

Pretend you already own it and need to sell it.

Who would buy it from you? What would they like about it? What might make them hesitate? Would your unit stand out from the others in the building, or would price be its only advantage?

You should buy a home that works for you, not one designed entirely for an imaginary future buyer. However, thinking about the eventual exit can reveal problems that are easy to overlook during a showing.

Here is how to put an Ottawa condo through the exit test.

1. Can You Describe Its Advantage in One Sentence?

Imagine five similar condos are listed in the same area.

Why would someone choose yours?

A strong answer could be:

• It has an unusually large private balcony.

• It is a true two-bedroom rather than a one-bedroom plus den.

• The condo fees include several major utilities.

• It has unobstructed views that are unlikely to disappear.

• It includes parking in an area where parking is difficult to find.

• It offers more than 1,000 square feet at a comparable price.

• It has direct access to transit, parks or everyday shopping.

“Nice finishes” is not usually enough. Finishes can be replaced, and several competing units may have similar ones.

Look for an advantage that is difficult for another seller to recreate.

2. How Many Buyers Could Realistically Use the Layout?

Square footage tells only part of the story.

A smaller condo with a practical layout may feel more usable than a larger unit filled with narrow hallways, awkward corners or rooms that are difficult to furnish.

During the showing, consider where normal furniture would go:

• Can a sofa face something other than the kitchen?

• Is there room for a dining table?

• Does the bedroom fit more than a bed?

• Can the den function as an office?

• Is there enough storage for daily life?

• Would opening a closet or appliance block a walkway?

Pay particular attention to dens. Some are large enough to support remote work, occasional guests or additional storage. Others are little more than an alcove added to the floor plan.

A useful den can expand the unit’s future buyer pool. An unusable one may not add much beyond the listing label.

3. Are the Condo Fees Defensible?

Buyers often compare condo fees by looking only at the monthly number.

That can be misleading.

A $700 monthly fee that includes heat, water, building insurance, extensive amenities and a well-funded reserve may be easier to justify than a $500 fee that covers very little.

Ask what the fees include and what you would still pay separately. Condo fees generally contribute to the operation of the building, maintenance of common elements and the reserve fund used for major repairs and replacements.

You should also consider whether the building’s amenities make sense for its size. Pools, elevators, concierge services and large recreational facilities can be appealing, but they also require ongoing maintenance.

The question is not simply, “Are the fees high?”

It is:

Will a future buyer understand what they are paying for?

4. What Does the Building’s Financial Paperwork Say?

The unit is only part of what you are purchasing. You are also buying into the financial position and decision-making history of the condo corporation.

For a resale condo in Ontario, the status certificate provides important information about both the unit and the corporation. This can include the corporation’s budget, reserve fund, legal matters, governing documents, insurance and any existing special assessments. Buyers should have the certificate reviewed with their lawyer.

A reserve fund is money set aside for major repairs and replacement of common elements. Ontario condo corporations must periodically complete reserve fund studies to evaluate whether current savings and owner contributions are adequate for anticipated work.

No document can guarantee that expenses will never increase. However, the paperwork can help your lawyer identify issues that may affect ownership costs or future resale.

Do not treat the status certificate condition as administrative fine print. It is part of understanding what you are actually buying.

5. Would the Rules Eliminate Part of Your Buyer Pool?

Every condo corporation has its own declaration, bylaws and rules.

These may address:

• Pets

• Smoking

• Renovations

• Short-term rentals

• Long-term leasing

• Barbecues

• Balcony use

• Parking

• Electric vehicle charging

• Moving procedures

A rule may not bother you at all and could still matter when you eventually sell.

For example, restrictive pet rules may reduce interest from buyers with animals. A prohibition on leasing could affect someone hoping to keep the property as a future rental. Limited visitor parking may matter more to some households than others.

This does not automatically make the condo a poor purchase. It simply means you should understand how its rules could narrow the audience later.

6. Is the Parking Situation Clear?

Parking can significantly change how a condo functions, particularly outside Ottawa’s most walkable central neighbourhoods.

Confirm:

• Whether the unit includes parking

• Whether the space is owned, exclusive-use or assigned

• Whether it can be sold separately

• Whether additional spaces can be rented

• Whether there is visitor parking

• Whether the garage has height or vehicle restrictions

• Whether electric vehicle charging is available or permitted

A unit without parking may still be highly marketable near rapid transit, employment and everyday amenities. The same unit may face more resistance in a car-dependent area.

Do not assess parking in isolation. Assess whether it makes sense for the location and likely buyer.

7. What Will the View Look Like Later?

A good view can be a meaningful advantage, but buyers should distinguish between a view and a temporarily empty space.

Look at what surrounds the building. A surface parking lot, older commercial property or vacant parcel could eventually be redeveloped.

That does not mean you should avoid the unit. Ottawa is a growing city, and neighbourhoods change. It does mean you should be cautious about paying a large premium for a view that may not be permanent.

When possible, investigate nearby development applications and zoning. Your agent can also help you understand whether proposed construction is already affecting the area.

8. How Does the Unit Compare With Its Own Building?

Your future competition may not be across Ottawa. It may be down the hall.

Large condo buildings can have multiple units listed at the same time. Buyers may compare nearly identical layouts, sometimes only a few floors apart.

Look at recent sales and current listings within the building:

• Do certain floor plans consistently sell more quickly?

• Is your unit renovated compared with the others?

• Does it face a more desirable direction?

• Does it include parking or a locker when others do not?

• Is it on a floor buyers tend to prefer?

• Are many similar units currently for sale or rent?

A common layout is not necessarily bad. Comparable sales can make pricing easier to understand. However, when units are very similar, condition, exposure, fees and asking price become especially important.

9. Does the Property Type Fit the Current Ottawa Market?

Ottawa’s market can behave very differently depending on the property type.

In June 2026, apartment-style properties were the city’s softest major segment. Apartment sales were down 14 per cent from June 2025, while elevated inventory gave buyers more choice than they had in tighter parts of the market.

For buyers, softer conditions can create an opportunity to compare buildings carefully, include appropriate conditions and negotiate based on recent sales.

It does not mean every condo is automatically undervalued.

A desirable unit in a well-managed building can still attract interest. A poorly positioned condo can remain difficult to sell even when the overall market improves.

Broad market conditions matter, but the building, unit and neighbourhood still need to make sense individually.

10. Would You Still Buy It Without the Staging?

Finally, mentally remove everything the seller is taking with them.

Ignore the furniture, art, rugs and carefully positioned plants. Focus on what will remain:

• The layout

• The windows

• The exposure

• The storage

• The noise level

• The condition of permanent finishes

• The monthly costs

• The building

• The location

A beautifully staged condo can make an awkward room feel functional. An empty or dated condo can hide a layout that is actually excellent.

The strongest purchase is not always the unit that photographs best. It is the one whose underlying features continue to make sense after the showing is over.

The Condo Exit Test

Before making an offer, try completing this sentence:

A future buyer would choose this condo over a similar one because:

Then complete this one:

The most likely reason they would hesitate is:

How to Choose an Ottawa Condo That Will Be Easy to Resell

There is currently more choice in Ottawa’s condo market, but that does not mean every condo is equally good value.

In June 2026, Ottawa apartment-style sales were down 14 per cent from the previous year. Apartments had 5.3 months of inventory, and their benchmark price was six per cent lower year over year. That made condos the softest major segment of Ottawa’s housing market.

For buyers, this can create room to compare properties, negotiate and avoid rushing into the first acceptable unit.

It can also make one question especially important:

Will another buyer still want this condo when you are ready to sell it?

Nobody can guarantee future resale value. You can, however, look for the characteristics that make a condo useful, appealing and easier to understand across different market conditions.

Start With the People Who Could Buy It Next

You may be buying the condo for yourself, but you probably will not be the only type of person who could live there.

A functional one-bedroom near downtown might appeal to a first-time buyer, professional, downsizer or investor. A two-bedroom near transit could work for a couple, roommates, a small family or someone who works from home.

A highly specific unit may have a smaller audience.

That does not automatically make it a bad purchase. It simply means you should understand whether the condo’s unusual feature is genuinely valuable or mainly attractive to you.

Ask:

• Could more than one type of buyer use this layout?

• Is there space to work from home?

• Can the rooms hold normal-sized furniture?

• Would the storage work for someone living there full-time?

• Does the unit solve a common need in its neighbourhood?

The larger the realistic buyer pool, the less dependent your resale may be on finding one very specific person.

Do Not Let the Square Footage Make the Decision

Two condos with the same square footage can feel completely different.

A well-planned 700-square-foot unit may provide better living space than an 850-square-foot unit with long hallways, awkward columns or rooms that are difficult to furnish.

Look closely at how much of the floor plan is genuinely usable.

Can you place a sofa without blocking the balcony door? Is there enough room around the kitchen island? Can the den fit a desk and chair, or is it essentially an oversized hallway? Does the second bedroom have a door, window and useful wall space?

Buyers often focus on finishes during a showing, but floors and counters can be updated. A difficult floor plan is much harder to change.

Compare the Total Monthly Cost

A lower purchase price does not always make one condo more affordable than another.

The more useful calculation is:

Mortgage payment + condo fees + property taxes + utilities + parking costs

A $400,000 condo with higher monthly fees could cost more to carry than a $425,000 condo in another building.

You should also understand what the condo fee includes. Heat, water, building insurance, management, amenities and contributions to the reserve fund may all affect the amount.

Low fees are not automatically a sign of a well-run building. They may be reasonable because the property has few shared facilities, or they may leave less room for repairs and rising costs.

High fees are not automatically a problem either. The important question is whether the building’s expenses, services and financial planning justify them.

Look Beyond the Current Condo Fee

The current fee tells you what owners are paying today. It does not tell you what they may need to pay later.

For a resale condo, the status certificate can include the corporation’s current budget, audited financial statements, reserve fund information, recent fee increases, special assessments, insurance and ongoing litigation. The Condominium Authority of Ontario recommends that buyers have the certificate reviewed with their lawyer.

The reserve fund is the condo corporation’s dedicated account for major repairs and replacement of common elements. Proper reserve planning can reduce the likelihood of debt and special assessments while helping the corporation complete necessary repairs.

That does not mean a large reserve-fund balance automatically makes a building healthy. The amount must be considered alongside the building’s age, size and upcoming work.

A building with elevators, balconies, underground parking and extensive mechanical systems will have different future costs from a small, low-rise property.

The goal is to understand the plan, not simply look for the biggest number.

Pay Attention to the Expensive Parts of the Building

A freshly renovated lobby can make a strong first impression. It tells you very little about the condition of the building’s most expensive components.

Depending on the property, those may include:

• Elevators

• Windows

• Roofing

• Plumbing

• Heating and cooling systems

• Balconies

• Parking garages

• Exterior cladding

The Condominium Authority of Ontario identifies features such as exposed balconies and structural slabs supporting parking or landscaping as potential financial and safety risk factors that require proper reserve planning.

An older building is not necessarily a worse choice. Some older Ottawa condos offer larger floor plans, established communities and completed capital improvements.

The key is knowing what has been repaired, what is approaching the end of its expected life and how the corporation plans to pay for it.

Choose Amenities You Will Actually Use

Amenities can help a building stand out, but they are not free.

Pools, fitness centres, guest suites, security staff, rooftop terraces and elaborate common areas can improve daily life. They can also increase operating, maintenance and insurance costs.

Think about whether the amenities make sense for the likely residents of the building.

A good gym in a downtown tower may receive frequent use. A pool that is regularly closed or nearing a major repair may be more of an expense than a benefit. A party room may matter less than secure bicycle storage, parcel management or reliable elevators.

The best amenity is often the one that solves an everyday problem.

Evaluate the Building’s Competition

When you eventually sell, your unit may be competing with several similar condos at once.

This is especially relevant in large buildings with repeated floor plans. If six nearly identical one-bedroom units are listed at the same time, buyers can compare them closely on price, condition, floor, exposure and parking.

Before buying, look at:

• How many units are in the building

• How often similar units are listed

• Whether the same floor plan appears frequently

• How your view, floor or exposure compares

• Whether parking or storage is included

• How the building compares with nearby alternatives

Being in a large building is not inherently negative. It simply makes differentiation more important.

A corner unit, better layout, unobstructed exposure, parking space or larger balcony may help a property stand apart from similar listings.

Research What Could Be Built Nearby

A condo’s view, traffic, sunlight and neighbourhood experience can change.

An empty lot across the street may eventually become another tower. A low-rise commercial property could be redeveloped. New construction may improve the area by bringing homes, businesses and services, but it may also affect noise or views.

The City of Ottawa’s Development Application Search Tool allows buyers to search nearby streets and review submitted plans and reports.

Search more than the building’s address. Look at the surrounding block, major nearby properties and any land currently being used below its development potential.

A view should be treated as protected only when there is a reliable reason to believe it cannot be built over.

Test the Building, Not Only the Unit

A condo showing often lasts less than an hour. Living in the building will involve much more than the time spent inside the unit.

Pay attention on the way in and out.

Are the common areas clean? Do the elevators appear reliable? Is the garbage area manageable? Can visitors find the entrance? Is parcel delivery secure? Does the parking space fit a normal vehicle? Is there enough room for moving furniture?

Visit at a busier time when possible. Evening noise, elevator demand and traffic around the entrance may be different from what you experience during a quiet afternoon showing.

Small inconveniences can become significant when they are repeated every day.

The Best Condo Is Not Necessarily the Cheapest One

Ottawa’s softer apartment market may give buyers more negotiating power, but price should still be considered alongside the building, layout, finances and location.

A discounted condo with an awkward floor plan, uncertain future expenses or limited buyer audience may not be better value than a slightly more expensive property that functions well and is easier to understand.

The strongest purchase is usually one that works on three levels:

1. You can comfortably afford the total monthly cost.

2. The unit and building support your real daily life.

3. The property has features that another buyer is likely to value later.

You cannot control what Ottawa’s condo market will be doing when you sell. You can control how carefully you choose the property you purchase today.

New Purveyors helps Ottawa condo buyers compare more than list prices. We can help you examine recent building sales, monthly costs, floor plans, neighbourhood development and the documents that should be reviewed before you commit.

Reach out to begin building an Ottawa condo shortlist based on both how you want to live now and what may matter when it is eventually time to sell.

Is a Low Condo Fee Actually a Red Flag?

When comparing condos, a lower monthly fee can make one unit seem like the obvious choice.

After all, who wants to pay more every month?

But condo fees are not simply an extra expense. They are how owners collectively pay to operate, maintain and protect the building. A surprisingly low fee can represent an efficient, well-managed condominium. It can also mean certain costs are not included, contributions have been kept artificially low or expensive work may be waiting down the road.

The number matters, but the financial story behind it matters more.

What Do Condo Fees Actually Pay For?

Condo fees, also called common expenses, typically contribute to two main areas:

1. The building’s ongoing operating expenses

2. Its reserve fund for major future repairs and replacements

Depending on the condominium, fees may help cover building insurance, management, cleaning, landscaping, snow removal, security, utilities, amenities and routine maintenance.

Part of the fee is also generally directed toward the reserve fund. In Ontario, condominium corporations must maintain a reserve fund for major repairs and replacements of common elements and assets. Corporations must also complete periodic reserve fund studies to assess anticipated work and determine whether contributions are adequate.

That means you are not only paying for what the building needs today. You are contributing toward what it is expected to need years from now.

When Low Condo Fees Can Be a Good Sign

Low fees are not automatically suspicious.

A condominium may have reasonable fees because it:

• Has few amenities

• Does not include heat, hydro or water

• Has relatively simple common areas

• Has a large number of units sharing certain expenses

• Is newer and currently requires less maintenance

• Is managed efficiently

• Has commercial spaces or other arrangements contributing to expenses

A townhouse condominium with no pool, concierge or underground garage may naturally cost less to operate than a high-rise with extensive amenities.

The key is comparing similar properties. A low-rise building and a luxury tower should not be expected to have the same expenses.

When Low Fees Deserve a Closer Look

The concern is not that fees are low. It is that they may be too low to support the condominium’s actual needs.

Some warning signs may include:

Major projects are approaching

Roofs, windows, elevators, balconies, parking garages and mechanical systems eventually require major work. A building may appear affordable today even though significant repairs are approaching.

The reserve fund is not keeping pace

A reserve fund balance cannot be judged by one number alone. It should be considered alongside the building’s age, condition, planned projects and recommended funding schedule.

Fees have been kept low for appearances

Owners may enjoy low fees in the short term, but delaying necessary increases does not eliminate rising expenses. It may simply move the cost into the future.

Important services are billed separately

One building may advertise a lower condo fee because owners pay separately for utilities, parking or other services. Another may appear more expensive because those costs are already included.

The corporation has a budget shortfall

When a condominium corporation does not have enough money to meet its obligations, owners may face fee increases, borrowing or a special assessment. A special assessment is an additional charge collected from owners to address a financial shortfall or significant expense.

A low monthly payment is less attractive if it is followed by an unexpected bill.

Do High Condo Fees Mean a Building Is Better Managed?

Not necessarily.

High fees can reflect valuable inclusions, extensive amenities or responsible reserve-fund planning. They can also result from aging infrastructure, inefficient operations, expensive contracts or previous financial problems.

Neither “low” nor “high” tells you enough on its own.

Instead, ask:

• What is included in the fee?

• How much has the fee increased recently?

• What major repairs are planned?

• Is the reserve fund following its recommended funding plan?

• Are there current or anticipated special assessments?

• Does the building’s condition match its financial records?

• Are you personally likely to use the amenities you are funding?

The best value is not always the lowest payment. It is a building that appears financially prepared, physically maintained and appropriately priced for what it provides.

The Status Certificate Matters

For a resale condo, the status certificate package provides important information about both the unit and the condominium corporation.

It generally includes the current budget, audited financial statements, governing documents, information about the reserve fund, the unit’s common expenses and certain legal or financial issues. It may also identify a fee increase or special assessment that has already been declared.

These documents should be reviewed carefully as part of the purchasing process, ideally with the appropriate real estate and legal professionals.

The Bottom Line

Low condo fees can be a genuine advantage, especially in a simple, efficiently managed building.

But they should not be evaluated in isolation.

Before choosing one condo over another based on the monthly fee, compare what each fee includes, review the corporation’s finances and consider the building’s future repair needs. Paying slightly more each month may be preferable to purchasing into a condominium that has postponed necessary contributions.

The goal is not to find the condo with the cheapest fee.

It is to find a condo whose fees make sense.

Thinking about buying a condo in Ottawa? The New Purveyors team can help you compare the full picture, from monthly costs and building documents to location, lifestyle and long-term resale potential.

This article is intended for general information and does not replace legal, financial or professional advice.

The Condo Governance Test: Is the Building Capable of Making Good Decisions?

A renovated kitchen can be replaced. Flooring can be changed. Even an awkward room can sometimes be redesigned.

A poorly run condominium corporation is much harder for one owner to fix.

When buyers compare condos, they naturally focus on the visible differences: the layout, view, finishes, amenities, parking and monthly fees. Those things matter, but they are only part of what is being purchased.

You are also buying into an organization responsible for maintaining the property, managing its finances, enforcing its rules and making decisions that may affect your home and monthly expenses for years.

In Ontario, the condominium board is responsible for overseeing the corporation’s affairs, property and assets. Even when a professional management company handles the daily operations, the board remains ultimately responsible for the corporation’s direction.

That makes governance one of the most important and least visible parts of a condo purchase.

Before buying, ask a question that rarely appears in listing descriptions:

Is this building capable of making good decisions?

A Beautiful Unit Can Still Be Part of a Troubled Building

Inside the unit, you have some control. You can repaint, renovate, repair appliances and decide how the space is used.

Outside the unit, control is shared.

Decisions about elevators, roofing, windows, garages, landscaping, security systems, common-area renovations and major repairs are generally made at the corporation level. The same is true of budgets, reserve fund contributions, rules and contracts with service providers.

The quality of those decisions can influence:

• How well the property is maintained

• Whether repairs happen before problems become more expensive

• How quickly owner concerns are addressed

• Whether condo fees rise gradually or unexpectedly

• Whether rules are enforced consistently

• How comfortable the building is to live in

• How future buyers perceive the property

This does not mean buyers need to find a building where every owner agrees on everything. That building probably does not exist.

Healthy governance is not the absence of disagreement. It is the ability to deal with disagreement, make informed decisions and communicate those decisions clearly.

The Status Certificate Is the Starting Point, Not the Entire Investigation

A resale condo’s status certificate contains important information about the unit and corporation, including governing documents, the current budget, audited financial statements and information about the reserve fund. It can also disclose matters such as common-expense arrears associated with the unit and certain legal or financial issues affecting the corporation.

It should be reviewed carefully, ideally with appropriate legal guidance.

However, a document package may tell you what is happening without fully showing you how the corporation responds when something happens.

Two buildings may face the same repair.

One board may obtain professional advice, explain the options, adjust its financial plan and communicate a clear schedule.

Another may delay the work, revisit the same debate repeatedly and provide owners with little information.

The physical problem may be identical. The governance problem is not.

1. Do Problems Get Resolved or Repeated?

One of the best ways to understand a condo corporation is to look for patterns over time.

Condo corporations are required to create minutes for board and owners’ meetings. Owners can also request access to certain corporation records in accordance with the prescribed process.

When meeting minutes are available for review, do not only look for alarming words such as “leak,” “lawsuit” or “special assessment.” Most established buildings will encounter repairs, disagreements and unexpected expenses eventually.

Instead, follow each issue through multiple meetings.

Suppose water infiltration is mentioned. What happens next?

• Was the problem investigated?

• Was a professional retained?

• Were repair options presented?

• Was a decision made?

• Did the repair proceed?

• Did the same unresolved issue return month after month?

A building does not need to be problem-free. It needs to demonstrate that problems move toward resolution.

Repeated discussion without visible progress may indicate indecision, poor communication, incomplete records or a more complicated issue than the documents initially reveal.

2. Does the Corporation Plan Ahead?

Ontario condominium corporations are required to maintain reserve funds for major repairs and replacements of common elements and assets. Reserve fund studies must also be updated on a prescribed cycle, generally within three years of the previous study.

Having a reserve fund study is therefore not, by itself, proof of excellent planning.

The more useful question is what the corporation does with the information.

Look for evidence that the board:

• Reviews upcoming projects before they become emergencies

• Adjusts contributions when projected costs change

• Obtains updated professional estimates

• Coordinates related projects where practical

• Explains changes to owners

• Distinguishes necessary repairs from optional improvements

A reserve fund balance should not be judged in isolation. A large building with elevators, underground parking, extensive mechanical equipment and multiple common facilities may have very different future obligations from a small condominium with limited common elements.

The balance must be considered alongside the expected projects, contribution plan and assumptions in the study.

3. Are Low Condo Fees Supported by the Budget?

Low monthly fees can make a listing look especially attractive.

But low fees are only beneficial when the corporation can still pay its operating expenses, maintain the property and make appropriate reserve fund contributions.

Otherwise, the fee may be low because costs have been deferred rather than eliminated.

Review what the monthly fee includes and how the annual budget is allocated. Consider whether major services have become more expensive, whether the corporation has recently changed contractors and whether contributions appear aligned with the reserve fund plan.

A gradual, explained increase may be less concerning than several years of artificially stable fees followed by a sudden correction.

The goal is not necessarily to find the condo with the lowest fee. It is to find a corporation whose fee makes sense for the property it operates.

4. How Clearly Does the Corporation Communicate?

Good communication does not require a weekly newsletter or an elaborate resident app.

It means owners receive useful information when decisions affect them.

Strong communication usually answers practical questions:

• What happened?

• What is being investigated?

• What has been decided?

• What will it cost?

• When will the work occur?

• How will residents be affected?

• What action, if any, do owners need to take?

Weak communication often relies on vague language. Owners may be told that a matter is “being reviewed” for months without receiving a meaningful update.

During a viewing, pay attention to the notices posted in common areas. Are they current, understandable and professional? Do elevators, entrances and amenity spaces contain layers of outdated or contradictory instructions?

A bulletin board cannot reveal everything about a corporation, but it can provide a small glimpse into how information is handled.

5. Is There a Pattern of Management Turnover?

A change in condominium management is not automatically negative.

Corporations may change management companies to improve service, control costs or find expertise better suited to the property. A new manager may be a sign that the board is actively addressing a problem.

Frequent unexplained turnover deserves closer attention.

Try to determine:

• How long the current manager has worked with the corporation

• Whether several managers or management companies have recently left

• Whether record-keeping appears consistent

• Whether owners know who handles maintenance and administrative concerns

• Whether the board and management appear to understand their respective roles

Condo managers may coordinate daily operations, records, contractors, budgets and owner requests, but boards remain responsible for overseeing management and making corporation-level decisions.

The important issue is not simply who the manager is. It is whether the relationship between the manager and board appears functional.

6. Are the Rules Clear and Consistently Applied?

Condo rules affect daily life more directly than many buyers expect.

They may regulate:

• Pets

• Smoking

• Parking

• Visitor parking

• Bicycle storage

• Balcony use

• Barbecues

• Deliveries

• Renovation hours

• Flooring requirements

• Move-in procedures

• Amenity access

• Leasing

• Noise

Read the actual governing documents rather than relying on a listing description, another resident or an assumption based on what you saw during the showing.

A rule that exists but is rarely enforced can still be enforced later. A practice that appears common in the building may not necessarily be permitted.

Also look for consistency. If unauthorized items appear throughout the property while the rules strictly prohibit them, buyers should ask whether the rule is outdated, selectively enforced or the subject of ongoing conflict.

You should be comfortable not only with the rules as they are currently enforced, but with the rules as they are written.

7. Are Owners Engaged or Exhausted?

Condo owners elect directors and can participate in owners’ meetings, request certain records and provide feedback on corporation matters. The Condominium Authority of Ontario encourages owners to attend and vote at meetings and review materials such as financial statements and reserve fund studies.

Owner participation is an important part of the condominium model, but more participation is not always better.

A highly engaged community may help identify problems and hold decision-makers accountable. It can also become difficult when every maintenance decision turns into a prolonged dispute.

Conversely, very low participation can leave important decisions to a small number of people for years.

When possible, ask current residents neutral questions:

• How long have you lived here?

• How quickly are maintenance issues usually addressed?

• How does management communicate with residents?

• Have there been major projects recently?

• What do you wish you had known before moving in?

One opinion should not be treated as conclusive. A collection of similar answers, however, may reveal a pattern worth investigating.

8. Does the Corporation Make Decisions or Avoid Them?

Decision-making always involves trade-offs.

Repairing a garage may require higher contributions. Replacing outdated equipment may disrupt residents. Enforcing a rule may upset an owner. Updating a common area may require disagreement over cost, design and timing.

A capable board does not make every owner happy. It gathers information, considers the corporation’s obligations and makes a defensible decision.

Signs of avoidance may include:

• The same project being postponed repeatedly

• Temporary repairs becoming permanent

• Consultant recommendations receiving no visible response

• Budgets that do not reflect known upcoming work

• Important contracts remaining unresolved

• Owners receiving conflicting explanations

• Decisions being reversed without a clear reason

Occasional delays are normal, especially when projects involve engineering, insurance, legal advice or multiple contractors.

The concern is a consistent inability to move forward.

Green Flags in a Well-Governed Condo

No single feature proves that a building is well run, but the following combination can be encouraging:

• Meeting records show issues progressing toward resolution

• Major projects are discussed before they become urgent

• Financial changes are explained clearly

• The reserve fund plan is treated as an active planning tool

• Management responsibilities are easy to understand

• Rules are accessible and reasonably consistent

• Owners receive timely notices about disruptions

• Contractors and professional advisers are retained when needed

• The property’s physical condition generally matches its financial planning

Good governance is often quiet. It looks like repairs happening when expected, budgets reflecting reality and residents knowing where to direct a question.

Yellow Flags That Need More Context

Some findings are neither good nor bad until you understand the explanation:

• A recent condo fee increase

• A change in management

• A large upcoming repair

• A new rule

• An insurance claim

• A special assessment

• A dispute involving an owner

• A project that exceeded its original budget

For example, a fee increase may reflect overdue financial planning, or it may be a responsible response to higher projected costs.

A special assessment may indicate insufficient planning, or it may result from an unusual event that could not reasonably have been anticipated.

The next question should always be: Why did this happen, and how did the corporation respond?

Questions to Ask Before Buying

The exact due-diligence process will depend on the property, documents and terms of the offer. However, buyers and their professional advisers may want to investigate questions such as:

1. What major repairs are expected over the next several years?

2. How does the corporation plan to pay for them?

3. Have recent projects remained close to their approved budgets?

4. Are any significant issues repeatedly mentioned in meeting records?

5. Have there been recent changes in management, contractors or board leadership?

6. Are there pending legal, insurance or construction matters?

7. Have owners been notified of a possible fee increase or special assessment?

8. Are the rules compatible with how you intend to use the unit?

9. Are any major decisions expected shortly after your purchase?

10. Does the physical condition of the building align with its documented maintenance plan?

The purpose is not to eliminate every possible risk. It is to understand what the corporation is managing and whether its response appears organized, transparent and financially realistic.

You Are Buying More Than the Unit

A condo can offer convenience, community, amenities and a more manageable form of homeownership. It can also be an excellent way to live in an Ottawa neighbourhood where a freehold property may be unavailable or unsuitable.

But a condo purchase is different from buying a home where you alone control most major decisions.

You are purchasing a private unit, a shared interest in the common elements and a place within an existing decision-making system.

The best condo may not be the building with the most impressive lobby or the lowest monthly fee. It may be the one where the corporation understands its responsibilities, plans for future costs and deals with problems before they become crises.

Look Beyond the Listing

Listing photos can show you the kitchen.

A showing can tell you how the unit feels.

The corporation’s documents and history can help reveal how the building actually functions.

Before making an offer on an Ottawa condo, work with professionals who can help you investigate both sides of the purchase: the home you can see and the corporation operating behind it.

Considering a condo in Ottawa? The New Purveyors team can help you compare units, buildings and neighbourhoods so that you understand what you are buying before making a decision.

The Condo Test Drive: What to Check in the Building Before You Buy

Most condo showings begin and end inside the unit.

You walk through the kitchen. You check the bedroom sizes, open a few closets and step onto the balcony. If the finishes are attractive and the layout works, it can be tempting to start imagining where your furniture will go.

But when you buy a condo, you are not only buying the space behind the front door.

You are also buying into the elevators, hallways, parking garage, waste system, amenities, security procedures, management and rules that shape daily life in the building.

A status certificate can provide important legal and financial information about the condominium corporation. It will not necessarily tell you that the elevator is crowded every morning, visitor parking is difficult to find or the garbage room is six floors away from your unit.

That requires a different kind of research.

Before buying an Ottawa condo, take time to test-drive the building, not just tour the unit.

Why the Building Matters as Much as the Unit

A condo may have beautiful hardwood flooring, a renovated kitchen and an impressive view. If the building does not function well for your lifestyle, however, those features may become less important over time.

Imagine moving in and discovering that:

• Your dog is too large under the building’s pet rules

• Your vehicle does not fit comfortably in the parking space

• Deliveries are routinely left in an unsecured lobby

• There is no convenient place to store a bicycle

• The elevators are regularly booked for moves

• The gym does not have the equipment you expected

• Visitors struggle to find parking

• The garbage room is unpleasant or inconvenient

• Noise travels easily between units

• Your preferred internet provider does not service the building

None of these issues necessarily makes a building bad. They simply affect whether it is a good match for you.

Condo ownership means owning your individual unit while sharing responsibility for common elements through the condominium corporation. Common expenses can support areas such as hallways, elevators, parking garages, recreation spaces and other shared property.

The quality, convenience and cost of those shared systems can have a significant effect on your experience as an owner.

Begin the Test Before You Enter the Building

Your condo evaluation should start outside.

Do not walk directly from your car to the lobby. Take a few minutes to circle the property and examine how the building connects to the surrounding area.

Look at:

• The condition of the exterior

• Entrances and accessibility

• Traffic around the building

• Pick-up and drop-off areas

• Visitor parking

• Snow storage

• Nearby loading zones

• Sidewalks and pathways

• Bicycle access

• Lighting around entrances

• The route from the building to transit

Pay particular attention to how you would enter the building during your normal routine.

Would you need to cross a busy driveway while carrying groceries? Is there a protected place for a rideshare driver to stop? Does the entrance require climbing stairs? Is the underground garage entrance positioned on a congested road?

These details are easy to dismiss during a short showing. Once you live there, they can become part of every trip home.

Take the Elevator More Than Once

In a high-rise condo, the elevator is effectively part of your commute.

Test it.

Notice how long you wait, how many elevators serve the building and whether one appears to be reserved for moves or service. Visit during a busier period if possible, particularly at the beginning or end of the workday.

Ask:

• How many elevators serve the building?

• How many units share them?

• Are there separate service elevators?

• How frequently are elevators out of service?

• How are move-ins and move-outs handled?

• Do residents need to reserve an elevator?

• Is there a fee or deposit for moving?

• Can deliveries use the elevator without a resident present?

Waiting two minutes during a showing may not seem important. Waiting repeatedly while carrying groceries, leaving for work or taking a dog outside may feel very different.

Elevators are also common elements that require ongoing maintenance and eventual major repair or replacement. The reserve fund study should help outline projected major repairs and the corporation’s funding plan over an extended period.

Walk From the Unit to the Places You Will Actually Use

Do not evaluate building features individually. Test the full route between them.

Walk from the unit to:

• The parking space

• Storage locker

• Bicycle room

• Mailroom

• Parcel area

• Garbage and recycling area

• Gym

• Outdoor space

• Pet relief area

• Visitor entrance

This can uncover practical issues that are not obvious from a listing.

A parking space may be included, but reaching it could require two elevators and a long walk through the garage. A storage locker may be spacious but located in a separate building section. A garbage chute may exist, but it may not accept recycling or larger household waste.

Every multi-residential property handles waste somewhat differently. Ottawa provides garbage, recycling and green-bin programs for participating multi-unit properties, but the way residents access those services depends on the building’s setup and management.

Look at the actual system instead of assuming it will be convenient.

Inspect the Parking Space, Not Just the Garage

“Underground parking included” does not tell you whether the specific space will work for your vehicle.

Ask to see the assigned spot and, when possible, park in it.

Check:

• The width and length of the space

• Nearby walls, pillars and pipes

• The turning angle required

• Clearance for larger vehicles

• Distance from the elevator

• Lighting and visibility

• Garage door access

• Security cameras

• Drainage and signs of water

• Availability of electrical outlets or charging stations

• Whether the parking unit is owned, exclusive-use or rented

A technically adequate parking space may still be frustrating if it is positioned between two concrete pillars or requires several attempts to enter.

You should also verify whether the parking space is legally associated with the unit. Parking arrangements can differ between condominium properties, so the listing, status certificate and legal documents should be reviewed carefully.

Find Out How Visitors Actually Get In

The front entrance can tell you a great deal about daily life in a condo.

Test the intercom. Check whether it connects to a mobile phone, landline or in-suite panel. Ask how residents provide access to guests, food deliveries and service providers.

Look for:

• A concierge or staffed desk

• Secure parcel lockers

• A separate delivery area

• Cameras at the entrance

• An accessible entry

• Seating in the lobby

• Clear signage

• A secure inner door

• Temporary access procedures

A polished lobby may look impressive while providing very little practical support. A simpler building may have an excellent parcel system, responsive superintendent and well-controlled entry.

Think about the people who will realistically visit you. Could an older relative enter easily? Is there somewhere for a guest to wait? Can a cleaner, contractor or dog walker access the property when you are not home?

Examine the Delivery and Parcel System

Online photos rarely show the pile of packages that can accumulate in a busy condo lobby.

Ask where deliveries are placed and what happens when no one is available to receive them.

Possible systems include:

• Concierge acceptance

• Secure parcel lockers

• A locked package room

• Direct delivery to the unit

• Unattended lobby drop-offs

• Off-site pickup when delivery is unsuccessful

There is no universal best system. The important question is whether it works for your habits.

Someone who rarely orders anything may not care about a package room. Someone who works long hours, receives medication or runs a business from home may consider secure delivery essential.

Visit the parcel area during the showing rather than relying on a description of it.

Listen With the Unit Door Closed

Condo noise is not limited to traffic outside.

Stand quietly in the unit and listen for:

• Hallway conversations

• Elevator movement

• Doors closing

• Plumbing

• Mechanical equipment

• Neighbouring televisions

• Dogs

• Footsteps from above

• Garage doors

• Garbage chutes

• Amenity spaces

Open and close the balcony door and windows. Turn off the ventilation fan, music and television. Visit during the evening if possible, when more residents are likely to be home.

The location of the unit within the building can matter as much as the floor.

A unit beside the elevator may be convenient but busier. A suite near the garbage chute may experience additional hallway traffic. A property above the gym, party room, garage entrance or loading area may sound different throughout the day.

Condo declarations and rules often address noise, and Ontario condominium corporations have processes available for dealing with unreasonable noise. That does not mean every ordinary sound of multi-unit living can be eliminated.

The goal is to understand the building’s normal sound level before committing to it.

Do Not Assume the Amenities Are Valuable to You

Amenities are often presented as an automatic advantage.

They are only an advantage when you will use them.

A pool, theatre room, rooftop terrace or large fitness centre may help sell the lifestyle of a building. Those spaces also need to be cleaned, maintained, repaired, insured and eventually updated.

Tour each amenity and ask practical questions:

• What are the operating hours?

• Is advance booking required?

• Are there user fees?

• Can residents bring guests?

• Are the facilities frequently closed?

• How busy are they?

• Is the equipment in good condition?

• Can private events be booked?

• Are there noise restrictions?

• Is the space accessible year-round?

A small, well-maintained gym you use four times a week may be more valuable than five elaborate amenities you never visit.

Try to separate what looks impressive during a tour from what will improve your actual routine.

Test Your Phone and Internet Connection

Take your phone out during the showing.

Check the signal inside the unit, hallway, elevator, garage and amenity areas. Concrete construction, lower floors and certain building locations can affect cellular reception.

Ask which internet providers service the building and whether residents are required to use a particular provider. Some buildings have bulk agreements or existing infrastructure that may influence available options.

Buyers who work from home should pay particular attention to:

• Available internet speeds

• Reliability

• Installation procedures

• Router placement

• Cellular backup options

• Where a desk can realistically be positioned

• Noise during weekday working hours

Do not assume that being in central Ottawa guarantees the exact service or setup you want.

Understand Heating, Cooling and Ventilation

A listing may state that heating or water is included in the condo fees, but that does not fully explain how comfortable or controllable the unit will be.

Ask:

• Does the unit have its own thermostat?

• Can residents switch between heating and cooling at any time?

• Is the building operated on a seasonal changeover?

• Is air conditioning available throughout the unit?

• Who maintains the fan coil or heat-pump equipment?

• Are filters the owner’s responsibility?

• Are there restrictions on portable air conditioners?

• How are utilities metered?

• Are there known temperature differences between exposures or floors?

Pay attention to the direction the unit faces. Large windows and strong afternoon sun may be attractive in winter but contribute to heat during the summer.

Also notice bathroom ventilation, cooking exhaust and lingering hallway odours. These can provide clues about airflow within the building.

Ask About Pets Before Falling in Love With the Unit

Pet-friendly does not always mean there are no restrictions.

Ontario condo corporations can establish reasonable rules concerning pets, including limits related to number or size. Condo rules may be more restrictive than general municipal limits.

Confirm:

• Whether pets are allowed

• Size or weight limits

• Limits on the number of animals

• Restricted areas

• Rules for elevators and common spaces

• Where pets can relieve themselves

• Whether balconies can be used for pet-related products

• Procedures for noise complaints

• Whether existing pets are grandfathered under older rules

Do not rely exclusively on a verbal statement from a listing representative or resident. The corporation’s declaration, by-laws and rules should be reviewed because owners are required to follow them.

Even buyers without pets may want to understand the rules if they plan to get one later.

Look at the Building Through a Resident’s Eyes

A building does not need to look brand new to be well managed.

Instead of focusing only on finishes, look for evidence of consistent care.

Notice:

• Cleanliness of common areas

• Condition of carpets and walls

• Burned-out lights

• Water stains

• Damaged doors

• Elevator inspection notices

• Posted maintenance updates

• Organization of storage areas

• Odours in hallways

• Condition of exterior landscaping

• Whether building notices are clear and current

A few scratches or dated finishes do not necessarily indicate a problem. Repeated signs of neglect may justify more questions.

CMHC recommends evaluating both the resale unit and the building as a whole, not limiting the physical investigation to the interior of the suite.

Ask who manages the property, whether there is an on-site superintendent and how residents submit maintenance requests.

Speak to Someone Who Lives There

When an opportunity arises, respectfully ask a resident a simple question:

“How do you like living in the building?”

You may learn about:

• Management responsiveness

• Elevator reliability

• Noise

• Community atmosphere

• Parcel handling

• Parking

• Planned repairs

• Heating and cooling

• Recurring maintenance concerns

One person’s experience should not be treated as definitive. Still, residents can identify questions worth investigating further.

CMHC specifically suggests asking current residents about issues such as noise, pets, parking, smoke or odours and how those concerns have been managed.

Try to ask neutral questions rather than seeking reassurance. “What should a new owner know?” will usually produce more useful information than “There aren’t any problems here, right?”

Review the Paperwork After Testing the Building

The physical test drive and document review should support each other.

After touring the building, note anything that deserves closer examination in the status certificate or other condominium documents.

For example:

• Frequent elevator problems may lead to questions about planned elevator work

• Water staining may justify reviewing repairs and insurance claims

• Dated amenities may lead to questions about upcoming refurbishment

• Strict visitor parking may require a closer look at the rules

• A large pet may make the declaration and rules especially important

• Exterior deterioration may warrant reviewing the reserve fund study

A resale condo status certificate can include the corporation’s declaration, by-laws and rules, current budget, audited financial statements, information about the reserve fund and details concerning the unit. In Ontario, the corporation can charge up to $100 for the certificate and generally must provide it within 10 days.

The documents should be reviewed with an experienced real estate lawyer. A visual tour cannot determine the corporation’s financial health, just as financial documents cannot fully show you how the building feels at 8 a.m. on a weekday.

You need both.

A 30-Minute Condo Building Test

During your next Ottawa condo showing, spend an additional 30 minutes evaluating the building.

First 5 minutes: Outside

Walk around the property. Look at entrances, traffic, visitor parking, sidewalks, lighting and the garage entrance.

Next 5 minutes: Lobby and security

Test the intercom. Examine the parcel area, mail system, entrance security and accessibility.

Next 5 minutes: Elevators and hallways

Time the elevator. Listen for noise and observe the condition of the common areas.

Next 5 minutes: Parking and storage

Visit the exact parking space and locker. Walk the full route back to the unit.

Next 5 minutes: Waste and amenities

Find the garbage, recycling and green-bin areas. Tour the amenities you expect to use.

Final 5 minutes: Inside the unit

Stand quietly. Check phone reception, ventilation, natural light, temperature and noise with the doors and windows both open and closed.

You may discover that the building works even better than expected.

You may also identify a compromise that would have been invisible during a standard showing.

The Unit Gets Your Attention. The Building Shapes Your Routine.

A condo purchase is often evaluated through photographs, finishes and floor plans.

Those things matter. So do the systems you will depend on after moving in.

The elevator that gets you to work. The garage you enter every evening. The parcel room holding your deliveries. The rules governing your pet. The waste system you use every week. The management team responding when something breaks.

A strong condo purchase is not only a unit you are excited to own.

It is a building you are prepared to live in.

Frequently Asked Questions

What should I look for when viewing a condo in Ottawa?

Evaluate both the unit and the building. Check noise, natural light, ventilation, heating and cooling, phone reception, elevators, parking, storage, waste disposal, security, deliveries, amenities and the condition of common areas.

What questions should I ask before buying a condo?

Ask what the condo fees include, whether major repairs are planned, how the reserve fund is performing, what rules apply to pets and parking, how deliveries are handled and whether residents have experienced recurring elevator, water, heating or noise concerns.

Should I inspect a condo before buying?

A professional inspection may help identify concerns within the unit and, depending on the property, observable issues affecting parts of the building. Buyers should also review the status certificate and condominium documents with an experienced real estate lawyer. CMHC recommends considering the physical condition of both the unit and the building.

How do I know whether a condo building is well managed?

Look at the condition and cleanliness of common areas, the quality of resident communications and how visible repairs are handled. Ask about the property manager, superintendent, maintenance request process and recurring issues. The status certificate and financial documents can provide additional information about the corporation’s finances and governance.

Can an Ontario condo restrict pets?

Yes. A condominium’s declaration and rules may regulate pets, including the number or size permitted, provided the rules meet applicable legal requirements. Buyers should review the governing documents before purchasing.

Are condo amenities included in condo fees?

Common amenities are generally maintained through the condominium corporation’s common expenses, although some buildings also charge booking or user fees for certain facilities. Buyers should confirm what is included and review the building’s rules and current fee structure.

Find an Ottawa Condo That Works Beyond the Front Door

The right condo should fit your budget, preferred location and plans for the future. It should also make everyday life easier.

New Purveyors can help you compare Ottawa condo buildings, understand what is included in a purchase and identify the questions that deserve answers before you make an offer.

Considering a condo in Ottawa? Contact New Purveyors to begin a search based on how you actually want to live.

The Condo’s Second Listing: A Buyer’s Guide to Status Certificates

Condo listings are designed to show you the home.

They tell you about the bedrooms, finishes, parking, amenities, view and monthly condo fee. They may help you picture your furniture in the living room or imagine using the rooftop terrace in the summer.

What they cannot fully show is how the condominium itself operates.

That information is found in another set of documents: the status certificate package.

A status certificate is not simply a financial report, and it is not a pass-or-fail test for the building. It is a snapshot of the condominium corporation, the rules that govern the property and certain information relating to the specific unit you are considering.

Understanding that package can help you move beyond whether you like the condo and decide whether you are comfortable becoming one of its owners.

What Is a Status Certificate?

In Ontario, a status certificate is an important disclosure document used primarily when purchasing a resale condominium.

It contains information about the individual unit and the condominium corporation, along with supporting documents such as the corporation’s declaration, by-laws and rules. Anyone can request one. The condominium corporation may charge up to $100, including applicable taxes, and must provide it within 10 days after receiving the request and payment.

The package may include:

• The current declaration, by-laws and rules

• The corporation’s current budget

• Its most recent audited financial statements and auditor’s report

• Information about the reserve fund and most recent reserve fund study

• The common expenses associated with the unit

• Confirmation of whether the unit is behind on condo fee payments

• Disclosed condo fee increases

• Special assessments charged since the current budget

• The corporation’s insurance certificate

• Information about certain legal proceedings or judgments involving the corporation

That can sound like a large amount of paperwork, especially for a first-time condo buyer.

You are not expected to become an accountant, property manager and condominium lawyer overnight. Your role is to understand what questions the documents may raise and have the package reviewed by the appropriate professionals.

The Listing Describes the Unit. The Status Certificate Describes the Commitment.

When you purchase a condo, you are not only buying the interior of a unit.

You are also joining a corporation that maintains shared property, collects money from owners, establishes rules and makes decisions that may affect your monthly costs and how you use your home.

The status certificate helps answer questions that may not be visible during a showing:

• What exactly does the monthly condo fee cover?

• Is the corporation planning to increase its common expenses?

• Has a special assessment been announced?

• What major repairs are anticipated?

• How is the reserve fund being managed?

• Are there restrictions affecting pets, leasing or renovations?

• Is the corporation involved in litigation?

• Which parts of the property are owned by the unit owner, and which are common elements?

• Who is responsible for repairing or maintaining particular features?

The answers do not necessarily tell you whether to buy the condo. They help you understand what you are buying.

Start With the Unit-Specific Information

Part of the status certificate relates directly to the unit being purchased.

It should state the amount of the unit’s common expenses and whether the unit is in arrears. It may also identify special assessments charged to that unit and disclosed increases in its common expenses.

This matters because the advertised monthly fee is only one part of the picture.

Suppose the listing states that the condo fee is $550 per month. The status certificate may help confirm that figure and disclose whether the corporation expects it to increase.

An increase does not automatically mean the building is poorly managed. Condo expenses can rise because of insurance, utilities, staffing, contracts, inflation, repairs or increased reserve fund contributions.

The useful question is not simply, “Are fees increasing?”

It is:

Why are they increasing, and does the explanation make sense for this property?

A realistic budget that responds to the building’s needs may be preferable to an artificially low fee that delays necessary contributions.

Low Condo Fees Are Not Automatically Better

A low monthly fee can make a unit appear more affordable.

However, condo fees fund the building’s operations and contribute to its reserve fund. They may cover expenses such as maintenance, cleaning, security, management, insurance, utilities and shared amenities, depending on the property. Owners contribute to the common elements whether or not they personally use every amenity.

Two similar units may have very different fees because their buildings provide different services.

A building with a concierge, pool, underground parking, elevators and extensive landscaping will generally have more shared systems to operate and maintain than a small walk-up building with limited common areas.

Rather than comparing fees by the number alone, consider:

• What is included?

• Which utilities are separately metered?

• What amenities and services are being maintained?

• How large is the building?

• Does the fee include parking or locker expenses?

• How much is being contributed to the reserve fund?

• Has the building been keeping up with necessary work?

The best condo fee is not necessarily the lowest one. It is one that is understandable, sustainable and appropriate for what the corporation is responsible for maintaining.

Read the Reserve Fund Information in Context

A condominium reserve fund is a mandatory account used for major repairs and replacements involving common elements and corporation-owned assets.

It may be used for projects such as replacing roofs, windows, elevators, mechanical equipment, balconies, parking structures or other shared components, depending on the condominium. It is not intended as a general operating account or a fund for adding optional improvements.

The status certificate package includes information about the reserve fund and the corporation’s most recent reserve fund study.

A reserve fund study is prepared by a qualified professional. It evaluates the condition of major components, estimates when they will require repair or replacement and projects how much the corporation will need to contribute over time. Ontario condo corporations must update these studies periodically.

Buyers sometimes search for one ideal reserve fund balance.

There is no single number that works for every condominium.

A $2-million reserve fund may be substantial for one property and insufficient for another. Its meaning depends on factors such as:

• The number of units contributing to the fund

• The building’s age and construction

• The common elements the corporation must maintain

• The condition of those components

• Repairs already completed

• Projects expected in the coming years

• The projected cost of those projects

• The corporation’s planned contribution schedule

The more useful comparison is between the reserve fund’s projected resources and the building’s projected obligations.

A building can have a healthy-looking balance today while facing major upcoming work. Another may have a lower balance because it recently completed and paid for significant repairs.

This is why the reserve fund information should be reviewed as a plan, not simply as a bank balance.

Understand What a Special Assessment Means

A special assessment is an additional charge collected from owners when the condominium corporation requires money beyond its regular common expenses and available resources.

Special assessments may be used for unexpected repairs, significant cost increases, legal expenses, insurance issues or projects that cannot be fully covered by the reserve fund or operating budget.

The status certificate should disclose special assessments charged to the unit since the current budget and explain the reason for them.

The existence of a special assessment does not automatically mean a buyer should walk away.

The relevant details include:

• What caused it?

• What work or expense is it funding?

• How much is allocated to the unit?

• Has it been fully paid?

• Are additional instalments outstanding?

• Is the project complete?

• Could related costs continue?

• What does the purchase agreement say about who pays it?

A special assessment used to complete a necessary, well-managed repair may put the building in a stronger position afterward.

The concern is not the label alone. It is whether the cause, amount, payment obligations and likely outcome are clearly understood.

Look for Planned Condo Fee Increases

The status certificate may disclose an increase in common expenses and the reason for that increase.

This gives buyers a more accurate view of their likely monthly costs than relying solely on the fee shown in the listing.

For example, a unit may currently have a monthly fee of $600, but the documents may state that the amount will rise at the beginning of the next fiscal year.

That does not necessarily make the condo unaffordable or unsuitable. It simply means the buyer’s budget should reflect the expected amount rather than the historical one.

When reviewing an increase, consider:

• The size of the increase

• When it takes effect

• Whether it is temporary or ongoing

• The reason provided

• Whether more increases may be required

• How the new fee affects your monthly housing budget

Clear disclosure is important. The Condominium Authority of Ontario notes that information included in a status certificate can bind the corporation and highlights the need for potential fee increases to be disclosed clearly.

Do Not Skip the Declaration, By-Laws and Rules

The financial documents often receive the most attention, but the governing documents can have an equally direct effect on your daily life.

The declaration is the condominium’s foundational document. Among other matters, it may establish each unit’s contribution toward common expenses, define repair and maintenance responsibilities and place conditions on how units or common elements may be used.

The by-laws explain aspects of how the corporation operates and is governed.

The rules regulate certain activities within the condominium community, including the use of units, common elements and amenities.

These documents may address matters such as:

• Pets

• Smoking

• Short-term rentals

• Long-term leasing

• Barbecues

• Balcony use

• Window coverings

• Flooring materials

• Noise

• Parking

• Visitor parking

• Renovation procedures

• Moving hours

• Amenity access

• Electric vehicle charging

• Items placed in hallways or on terraces

A rule is not necessarily unreasonable simply because it limits something. Shared ownership requires standards that help residents use the property together.

What matters is whether those standards fit your lifestyle.

A buyer with a large dog should understand the pet rules. An investor should review leasing restrictions. Someone planning a major renovation should determine what approvals, materials or working hours may be required.

Do not wait until after closing to discover that an important part of your plan conflicts with the condominium’s documents.

Confirm What You Actually Own

A parking space, locker, balcony, terrace or yard area may appear to belong to the unit, but the legal structure can vary.

Some features may be part of the owned unit. Others may be exclusive-use common elements assigned to a particular owner. A parking or locker space may also be a separately owned unit.

These distinctions can affect who is responsible for repairs, maintenance and insurance, as well as whether the feature can be transferred separately.

The declaration helps define unit boundaries and may allocate repair and maintenance responsibilities between owners and the condominium corporation.

Your lawyer can help verify how the parking, locker and outdoor spaces are legally described and whether they are properly connected to the purchase.

This is especially important when those features materially affect the property’s value or your decision to buy it.

Review the Insurance Information

The status certificate package may include a certificate of insurance for the condominium corporation’s current policies.

The corporation’s insurance does not usually replace the need for an owner’s individual condo policy.

The corporation generally insures the property according to its legal responsibilities and insurance documents, while an owner may need coverage for personal belongings, improvements, additional living expenses, personal liability and certain deductible amounts.

The exact responsibilities vary by condominium and policy.

Before closing, speak with an insurance professional who can review the unit, the corporation’s coverage and the condominium documents. This helps ensure that your individual policy addresses the areas for which you may be responsible.

Understand Any Legal Proceedings

A status certificate may disclose outstanding judgments involving the corporation or ongoing litigation to which the corporation is a party.

Litigation is not automatically evidence of a poorly run condominium.

A corporation may pursue a legitimate claim to protect the owners’ interests. It may also be defending a claim brought by another party.

The important questions include:

• What is the dispute about?

• At what stage is it?

• Is the corporation pursuing or defending the claim?

• Is insurance expected to respond?

• What legal costs have been incurred?

• Could owners be responsible for additional costs?

• Has money been budgeted for the matter?

• Could the outcome affect the building’s finances or operations?

The Condominium Authority of Ontario advises resale buyers to consider litigation because owners may ultimately share in related costs, including through a special assessment.

Your lawyer can advise you on the significance of any disclosed matter and whether more information should be requested.

A Status Certificate Is a Snapshot

A status certificate reports information as of a particular point in time.

That makes the date important.

A certificate ordered well before the property was listed may not reflect a recently approved budget, new special assessment, developing legal issue or updated rule.

This does not mean an older package is useless. It means your real estate agent and lawyer should consider whether it remains sufficiently current for the transaction and whether updated information should be requested.

Buyers should also pay attention to whether the full package is present. The certificate itself may be only one part of the material being reviewed. Its attached financial statements, budget, governing documents, insurance certificate and other schedules provide much of the context.

The Status Certificate Is Not a Building Inspection

A status certificate can disclose financial, legal and governance information.

It does not physically inspect the unit or confirm the current condition of every building component.

A clean-looking financial package does not tell you whether the appliances function, whether the unit has experienced moisture damage or whether an alteration was completed properly.

Similarly, a home inspection of the unit does not replace a review of the corporation’s finances, rules and legal obligations.

They answer different questions:

A home inspection asks:
What is the apparent physical condition of the accessible property?

A status certificate review asks:
What financial, legal and governance information should the buyer understand about the unit and condominium corporation?

Depending on the property and transaction, a buyer may benefit from both.

What Happens During the Review?

The exact process depends on when the status certificate is available and how the offer is structured.

In some cases, the seller has already ordered the package and makes it available before offers are submitted. This may allow a buyer and their lawyer to review it before deciding whether to proceed.

In other cases, an offer may include a condition allowing time for the status certificate to be obtained and reviewed.

The wording, deadlines and buyer protections created by any condition are legal matters. Your real estate representative and lawyer can explain the available options based on the transaction.

During the review, your lawyer may examine matters such as:

• The unit’s common expenses and arrears status

• Special assessments

• Expected fee increases

• The corporation’s financial statements

• Reserve fund information

• Insurance

• Litigation

• The declaration, by-laws and rules

• Parking and locker details

• Repair and maintenance responsibilities

• Restrictions that could affect your intended use

The lawyer may approve the package, identify questions for further investigation or advise that certain information requires closer consideration.

The purpose is not to find a condominium with no future expenses and no rules. Such a property is unlikely to exist.

The purpose is to avoid purchasing without understanding the obligations attached to the unit.

Not Every Question Is a Red Flag

A useful status certificate review should create clarity, not panic.

An older building is not automatically a poor purchase.

A fee increase is not automatically evidence of bad management.

A special assessment is not automatically a reason to walk away.

A large reserve fund is not automatically proof that every future cost is covered.

A long list of rules is not automatically unreasonable.

Each item needs context.

The documents may reveal a concern serious enough to reconsider the purchase. More often, they help the buyer ask better questions, budget accurately and proceed with a clearer understanding of the property.

Questions to Ask Before Waiving a Status Certificate Condition

Before completing the review, make sure you understand:

• What the current monthly fee is

• Whether that fee is expected to increase

• What the fee includes

• Whether a special assessment exists

• Who is responsible for paying any outstanding assessment

• What major work is anticipated

• How that work is expected to be funded

• Whether the corporation is involved in litigation

• Whether the rules fit your household and intended use

• How parking and locker spaces are legally held

• Whether the unit has any arrears

• Whether any issue identified by your lawyer remains unanswered

You may not receive a simple yes-or-no verdict on every topic.

The goal is to reach a point where you understand the known information, the remaining uncertainty and the practical effect on your ownership.

Buy the Condo Behind the Front Door

A beautiful unit may convince you to book a second showing.

The status certificate helps you decide whether the ownership structure behind that unit also works for you.

It explains how the corporation collects and spends money, what major projects may be approaching, which rules residents must follow and what obligations come with the property.

None of that is as visually appealing as a renovated kitchen or a skyline view.

It may be more important to your experience as an owner.

At New Purveyors, we help buyers look beyond the unit itself and understand the larger condominium they are joining. With the right documents, professional review and clear questions, a status certificate becomes less of a legal obstacle and more of what it is intended to be: a tool for making a well-informed purchase.

This article provides general information about resale condominiums in Ontario and is not legal, financial or insurance advice. Status certificates and purchase agreements should be reviewed by the appropriate qualified professionals based on the specific property and transaction.

The Condo Friction Audit: The Small Details That Decide Whether You’ll Love Living There

Most condo buyers focus on the unit.

They look at the kitchen, the view, the bedroom size, the monthly fees, and whether the building has a gym or rooftop terrace.

Those things matter. But once you move in, your experience is often shaped by much smaller details.

How long does the elevator take at 8:30 in the morning? Where do your guests park? What happens when a package arrives while you are away? Can you get from your parking space to your front door without carrying groceries through three separate hallways?

These details may seem minor during a showing. Repeated every day, they can determine whether a condo feels easy to live in or constantly inconvenient.

Before buying, it can help to conduct what we call a condo friction audit.

Start Before You Reach the Unit

Your experience of a condo begins long before you open the front door.

Notice how you enter the property. Is the main entrance easy to find? Is there somewhere for a vehicle to stop briefly? Does the lobby feel organized, or are delivery drivers, visitors, and residents all competing for the same small space?

Then trace the route you would use most often.

If you drive, walk from the parking space to the unit. If you bike, locate the bike storage and see how accessible it is. If you expect frequent visitors, look for guest parking and determine how they would enter the building.

A beautiful unit can feel much less practical if every arrival involves several locked doors, a slow elevator, and a long walk from the garage.

Time the Elevator

An elevator is easy to overlook until you rely on it several times a day.

During your showing, call the elevator and notice how long it takes. Look at how many elevators serve the building and how many floors they cover.

In a smaller building, one elevator may be perfectly adequate. In a taller or busier building, limited elevator service may mean longer waits during weekday mornings, evenings, move-ins, or maintenance shutdowns.

You may also want to ask:

• How often is an elevator reserved for moves?

• Is there a separate service elevator?

• What happens when one elevator is out of service?

• Can the stairs be used easily for shorter trips?

Elevator wait time will rarely make a listing description, but it can become part of your routine.

Follow the Grocery Route

Imagine arriving home with several grocery bags, a suitcase, sports equipment, a stroller, or a large package.

How many doors do you need to open? Are they heavy? Is there space to set things down while using a key or access fob? Can you bring a cart into the garage or lobby?

This is especially important if the unit is far from the elevator or if the parking space is on a different side of the building.

Convenience is not only about distance. It is about how many small obstacles sit between where you arrive and where you live.

Investigate Package Life

Online deliveries have changed how condo buildings function.

Some buildings have secure parcel lockers or staffed concierge desks. Others leave packages in the lobby, require residents to coordinate directly with couriers, or have limited storage space during busy periods.

Ask what usually happens when:

• A package arrives while you are away

• A delivery requires a signature

• Food is delivered after the front desk closes

• A large item cannot fit in the parcel area

• A visitor does not know your unit number

A polished lobby does not necessarily mean the building has an effective delivery system.

Find the Garbage Room

Garbage disposal is rarely anyone’s favourite condo feature, but you will use it regularly.

Locate the garbage chute or disposal room. Is it on your floor? Does it appear clean and well-maintained? Are recycling and organic waste handled conveniently?

Units located directly beside garbage rooms or chutes may experience more hallway traffic, door noise, or occasional odours. Units farther away may require a longer trip every time something needs to be taken out.

There is no universally perfect location, but it is worth knowing what your routine would involve.

Test the Guest Experience

Buyers often consider whether they can host inside the unit but forget to consider how guests will reach it.

Find out whether guest parking is free, paid, limited, or unavailable. Ask whether visitors need to register their vehicles and how they gain access after hours.

Then consider the full visit:

Where will guests wait? How will you let them in? Is the intercom connected to a phone? Can they access your floor from the elevator? Are overnight guests subject to parking restrictions?

A condo can work well for one resident while making entertaining surprisingly complicated.

Look Beyond the Amenity List

A gym, pool, theatre room, rooftop patio, and party room can sound impressive. The more useful question is whether you would actually use them.

Visit the amenity spaces when possible. Check their size, condition, equipment, and location within the building. Ask whether reservations are required, whether there are rental fees, and how frequently the spaces are closed for private bookings or maintenance.

A modest but functional gym may be more valuable than a long list of amenities that are difficult to access.

Consider the Amenity Commute

Even amenities within your building can be inconveniently located.

A rooftop patio may require two elevators. Bike storage may be in a separate garage level. The fitness room may be directly below certain units. A pool may require residents to cross a public lobby in swimwear.

Look at how the amenity connects to your unit, not simply whether it exists.

The best amenity is usually the one you can use without turning it into an event.

Listen in the Hallway

Sound inside a condo does not only travel between units.

Stand quietly near the front door and listen for elevators, stairwell doors, garbage chutes, conversations, pets, and people entering nearby units.

A unit close to the elevator may be convenient but experience more foot traffic. A unit near an exterior door may hear residents entering late at night. A long hallway can be quieter but less convenient.

The location of the unit within the building can matter almost as much as the floor plan.

Check Your Storage Reality

Condo storage often looks generous when the unit is empty.

Before buying, think specifically about where you would keep:

• Winter coats and boots

• Luggage

• Sports equipment

• Cleaning supplies

• Bulk household items

• Seasonal decorations

• Bikes or outdoor gear

Confirm whether the storage locker is owned, assigned, or rented. Visit it if possible. A locker located in another part of the building may still be useful, but it may not solve everyday storage needs.

Built-in storage that is easy to reach is often more valuable than a larger locker several floors away.

Notice What Requires Booking

Condo life sometimes involves more scheduling than buyers expect.

Moves may need to be reserved weeks in advance. Elevators may require deposits. Party rooms, guest suites, loading areas, and even certain amenities may need formal bookings.

Ask what must be reserved and how the process works.

Rules are not automatically a negative. They can keep a building organized and protect shared spaces. The important thing is understanding how much coordination your lifestyle will require.

Pay Attention to the Building’s Communication Style

Good condo management is partly about how information reaches residents.

Look for signs, notices, bulletin boards, resident portals, or digital screens. Are updates clear and current? Does the building appear organized, or are residents relying on handwritten notes taped to doors?

You can also ask how management communicates water shutoffs, maintenance work, package issues, fire alarm testing, or amenity closures.

A well-run building usually leaves visible clues.

A Condo Is a System, Not Just a Unit

Buying a condo means purchasing a private home inside a shared system.

The finishes inside the unit may catch your attention first, but the systems around it will shape your experience every day.

A condo does not need to eliminate every inconvenience. It simply needs to work well for the way you actually live.

Before making an offer, look beyond the countertops and the view. Walk the route from the garage. Test the elevator. Find the garbage room. Picture your guests arriving. Consider where your groceries, deliveries, bike, and winter boots will go.

The best condo may not be the one with the longest amenity list. It may be the one that makes ordinary life feel surprisingly easy.

At New Purveyors, we help buyers evaluate both the unit and the building around it, so they can make a decision based on how a condo will function long after the showing ends.

How to Read a Condo Status Certificate (Without Being a Lawyer)

If you're buying a condo, you've probably heard the term status certificate.

It sounds intimidating, but it's one of the most important documents you'll review during the buying process. Think of it as a report card on the financial and legal health of the condominium corporation.

The good news? You don't need to be a lawyer or accountant to understand the basics. While your lawyer will review the document in detail before you complete your purchase, knowing what to look for can help you ask better questions and make more informed decisions.

What Is a Status Certificate?

A status certificate is a package of documents prepared by the condominium corporation. It provides buyers with information about the unit they're purchasing and the corporation that manages the building.

The package typically includes information about:

• Monthly condo fees

• The corporation's financial statements

• The reserve fund

• The annual budget

• The building's insurance coverage

• Rules and bylaws

• Any legal actions involving the corporation

• Whether the current owner owes any money to the corporation

In Ontario, sellers are generally required to provide a current status certificate when requested, although the buyer typically pays the fee to obtain it.

Why It Matters

Buying a condo isn't just about purchasing your unit—you're also becoming part of a condominium corporation.

That means the financial health and management of the building can affect your ownership experience for years to come.

A well-managed corporation is more likely to keep the property in good condition, plan for future repairs, and avoid unexpected financial surprises.

1. Check the Condo Fees

Don't stop at the monthly amount.

Look at what those fees actually include. Some buildings cover heat, water, parking, or even internet, while others do not.

A condo with slightly higher fees may actually cost less to own once utilities and other expenses are considered.

2. Look at the Reserve Fund

The reserve fund is money set aside for major repairs and replacements.

This can include projects like:

• Roof replacement

• Parking garage repairs

• Window replacement

• Elevator modernization

• Common area renovations

A healthy reserve fund doesn't necessarily mean the balance is enormous—it means the corporation is planning ahead and contributing appropriately based on its reserve fund study.

3. Watch for Special Assessments

One of the first things professionals look for is whether the corporation has issued—or is planning to issue—a special assessment.

A special assessment is an additional payment that unit owners may be required to make when the reserve fund isn't sufficient to cover unexpected or major expenses.

Not every special assessment is a red flag, but it's important to understand why it's happening and whether it reflects a larger financial issue.

4. Review the Rules

Every condo has its own declaration, bylaws, and rules.

These may cover things like:

• Pets

• Rentals

• Barbecues

• Smoking

• Renovations

• Short-term rentals

• Noise

A building that perfectly suits one buyer may not suit another, so it's worth making sure the rules align with your lifestyle.

5. Check for Ongoing Legal Issues

The status certificate will identify whether the condominium corporation is involved in legal proceedings.

Many legal matters are routine and don't indicate a problem, but it's important to understand the context. Your lawyer can explain whether any ongoing litigation could affect your ownership or future costs.

6. Confirm the Seller Is Up to Date

The certificate will also indicate whether the current owner has paid all required condo fees and other charges.

If money is outstanding, it's something that should be addressed before the sale closes.

Don't Panic If You Don't Understand Everything

Status certificates can easily exceed 100 pages, and much of the language is technical.

That's completely normal.

Your real estate professional and lawyer will review the document with you and flag anything that deserves closer attention. The goal isn't for you to become an expert overnight—it's to understand the overall health of the building and identify any potential concerns before you become an owner.

The Bottom Line

A condo status certificate isn't just paperwork—it's one of the best tools available for understanding what you're buying.

Beyond the finishes, floor plan, and location, it offers insight into how the building is managed, whether it's financially prepared for the future, and what responsibilities come with ownership.

If you're considering buying a condo in Ottawa, taking the time to understand the status certificate can help you move forward with greater confidence and fewer surprises.

Ottawa Real Estate Market Update: June 2026 Housing Trends, Prices and Inventory

Every month we take a closer look and drill down the sales data of Ottawa condos from the previous month. Here are the statistics for June 2026 in the top five "downtown" areas - Centretown, Byward Market and Sandy Hill, Little Italy (which includes Lebreton Flats), Hintonburg, and Westboro. The information will be specific to apartment-style condominiums, and only what is sold through the MLS. Also important to note that DOM (Day's On Market) is calculated to include the conditional period, which in Ottawa is roughly 14 days for almost every single transaction.

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Ottawa Housing Market Remains Balanced as Inventory Gives Buyers More Choice

The Ottawa real estate market remained balanced in June 2026, with more homes available for sale and a slower early-summer pace compared with last year. While sales activity softened slightly, Ottawa home prices remained relatively stable overall, with important differences emerging between detached homes, townhomes and condos.

For buyers, higher inventory means more selection and more time to compare properties. For sellers, the market still supports strong results when a home is priced accurately, marketed well and positioned properly against nearby competition.

The key theme in the Ottawa housing market is not simply that inventory is rising. It is how well buyers continue to absorb that supply across different neighbourhoods and property types.

Ottawa Real Estate Sales in June 2026

A total of 1,518 homes sold through the Ottawa MLS® System in June 2026. That was a 4.9 per cent decrease from June 2025 and down from 1,616 sales in May.

This seasonal slowdown is typical as Ottawa moves from the busy spring market into summer. However, year-to-date sales also remain below last year’s pace.

From January through June 2026, 6,969 homes sold in Ottawa, down 6.1 per cent from the same period in 2025. Total Ottawa real estate sales volume reached approximately $4.9 billion, a 6.2 per cent decrease year over year.

Ottawa Home Prices in June 2026

The average residential sale price in Ottawa was $733,648 in June 2026, up 1.3 per cent from June 2025.

The median sale price was $655,000, down 1.3 per cent year over year.

These two figures tell a slightly different story because the types of homes sold each month can affect the average price. A larger share of high-value detached home sales, for example, can raise the average even if broader market conditions are steady.

The MLS® Home Price Index, which helps account for changes in the mix of homes sold, showed a composite benchmark price decline of 1.3 per cent year over year. This points to a market that is generally stable, but with more pricing pressure in certain property types.

Detached Homes Remain Ottawa’s Most Stable Market Segment

Single-family homes continued to make up the largest share of Ottawa real estate sales in June, with 879 detached homes sold. Sales were down only 1.8 per cent from June 2025, making detached homes the most stable major property category.

Detached homes also had 2.8 months of inventory, which remained below the citywide average. This indicates that demand for family homes in Ottawa continues to absorb available listings at a relatively steady pace.

For homeowners considering selling a detached home in Ottawa, local pricing remains especially important. Conditions can differ significantly between neighbourhoods, school districts, lot sizes and home styles.

Ottawa Townhome Market Shows More Inventory and Pricing Pressure

Ottawa townhome sales totalled 429 in June, down 7.3 per cent from the same month last year.

Townhome inventory has continued to increase, with active listings up 27.6 per cent year over year. Months of inventory reached 3.2, suggesting buyers have more options than they did last year.

The benchmark price for Ottawa townhomes was down 3.9 per cent year over year. This does not mean every townhome is declining in value at the same rate, but it does show that townhome sellers are facing more competition in many parts of the city.

Well-presented townhomes in desirable Ottawa neighbourhoods can still attract strong interest, particularly when they are priced in line with current comparable sales rather than older market expectations.

Ottawa Condo Market Remains the Softest Segment

Apartment-style properties, including Ottawa condos, remained the softest part of the market in June 2026.

There were 178 apartment-style home sales, down 14.0 per cent from June 2025. Condo inventory reached 5.3 months, the highest level among the major property types, while benchmark condo pricing was down 6.0 per cent year over year.

This creates more opportunity for Ottawa condo buyers, especially those looking for first homes, downsizing options or investment properties. Buyers may have more negotiating room, more units to compare and less pressure to make immediate decisions.

For condo sellers, accurate pricing, professional presentation and a clear understanding of competing listings are increasingly important. Buildings with stronger locations, well-managed amenities, lower fees or updated suites may perform differently than the broader condo market.

Is Ottawa a Buyer’s Market or Seller’s Market?

Ottawa remained in balanced market territory in June 2026.

The sales-to-new-listings ratio was 48.8 per cent, while months of inventory reached 3.3. These are consistent with balanced market conditions, where neither buyers nor sellers have a major citywide advantage.

The sale-to-list price ratio remained at 98.5 per cent, unchanged from June 2025. Median days on market increased only modestly, from 19 days to 22 days.

This suggests that Ottawa is not seeing a broad market correction. Instead, buyers are becoming more selective, sellers are facing more competition and pricing discipline is becoming more important.

Ottawa Suburbs Continue to Drive Most Home Sales

Ottawa’s suburban markets accounted for more than 70 per cent of all June sales.

Ottawa Suburb South led the city with 382 sales, followed by Ottawa Suburb West with 373 sales and Ottawa Suburb East with 328 sales.

Ottawa Suburb West showed the strongest absorption conditions among the city’s seven submarkets, with the highest sales-to-new-listings ratio and the lowest months of inventory.

Ottawa Suburb East remained active but had more new listings available, giving buyers additional choice. Ottawa Centre recorded 143 sales and had higher inventory than the citywide average, while Ottawa Rural East was the only submarket to record year-over-year sales growth.

These differences reinforce why buyers and sellers should look beyond Ottawa-wide averages. A detached home in Kanata, a townhome in Barrhaven and a condo in Centretown may each be operating in very different market conditions.

What Could Affect the Ottawa Housing Market Later in 2026?

The Ottawa real estate market continues to operate in a cautious economic environment. The Bank of Canada held its policy rate in June, while Statistics Canada reported that real GDP grew in April after contracting in March.

Future housing conditions will depend on buyer confidence, mortgage rates, employment, population growth and the pace at which new homes enter the market.

Supply will be particularly important for Ottawa condos and apartment-style properties. CMHC reported 17,212 housing units under construction in Ottawa in May, including nearly 14,000 apartment units.

That does not mean Ottawa is facing an immediate oversupply. Completed and unabsorbed apartment inventory remained low, with 37 apartment units reported in May. However, future condo and apartment market conditions will depend on whether resale demand, rental demand, investor activity and population growth keep pace with new construction completions.

Ottawa’s rental market also remains relevant. CMHC reported a 3.0 per cent primary rental vacancy rate in Ottawa in 2025, while the condominium rental vacancy rate was much tighter at 0.6 per cent.

What This Means for Ottawa Buyers and Sellers

For Ottawa home buyers, June’s market offers more selection, especially in the townhome and condo segments. Buyers should still be prepared when the right property comes up, particularly in competitive detached-home neighbourhoods.

For Ottawa home sellers, the market remains active, but strategy matters more than it did during lower-inventory periods. Pricing based on current local comparable sales, preparing the home carefully and understanding direct competition can make a meaningful difference.

Ottawa’s market is balanced overall, but it is not one single market. Conditions vary by property type, neighbourhood, price range and building. Whether buying or selling, working with a local Ottawa REALTOR® who understands those micro-market differences can help you make decisions based on current conditions rather than broad headlines.

Important to note is that these statistics can only be as accurate as there are condos sold in Ottawa. The more condos sold in an area, the more accurate the averages will be.

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