Can Your Condo Building Force You to Use a Certain Internet Provider?

Moving into an Ottawa condo and discovering the building only offers one internet provider? You may have more options than you think.

Some condo buildings advertise exclusive internet packages, preferred providers or discounted services included in their monthly fees.

But what happens if you'd rather use a different company? Or if you work from home and need a faster connection than the building currently offers?

The Canadian Radio-television and Telecommunications Commission (CRTC) has specific rules about internet provider access to apartment and condominium buildings.

Here's what condo owners and buyers should know.

1. Can a Condo Board Restrict Your Internet Provider?

Generally, no.

Under the CRTC's multi-dwelling unit access rules, condominium corporations and building managers must provide telecommunications service providers with reasonable access to their buildings.

This means a condo corporation cannot simply prevent a competing provider from entering the building because it already has an arrangement with another company.

The rules apply to new and existing buildings, including condominiums and apartment buildings.

However, there's an important distinction: having the right to choose a provider doesn't guarantee that every internet company can immediately service your particular unit.

The provider still needs the necessary infrastructure and must make appropriate access arrangements with the building.

Source: CRTC: Telecommunications Services in Apartment and Condo Buildings

2. What If Internet Is Already Included in Your Condo Fees?

Some condominium corporations negotiate bulk internet agreements, allowing residents to receive services through a designated provider.

These arrangements can offer convenient installation, standardized service and potentially discounted pricing.

They're also permitted under CRTC rules.

The important part is that these agreements cannot be used to prevent other providers from offering services to residents.

If your building includes internet in its common expenses, you can still choose another provider. However, you might continue paying your portion of the building's bundled service through your condo fees.

What to check: Is internet included in the monthly fees? If you switch providers, will you still be paying for the existing package?

3. Does Your Condo Have Fibre Internet?

If reliable, high-speed internet is important to you, don't assume every building has the same infrastructure.

A provider might advertise fibre service in a neighbourhood without offering a fibre connection directly to every unit in every building.

There's also a difference between fibre running directly into a suite and fibre reaching the building before another type of connection carries the service to individual units.

Both arrangements can deliver useful internet speeds, but actual performance depends on the equipment, service package and network.

Before purchasing a condo, check the exact address and unit number with the internet provider.

If you're working remotely, gaming, streaming or regularly uploading large files, it's also worth comparing upload speeds rather than looking exclusively at advertised download speeds.

What to check: Is fibre-to-the-unit available, or does the building use another connection type?

4. What If Your Preferred Provider Isn't in the Building?

Start by contacting the provider directly.

Ask whether it currently services the address and, if not, whether it would consider arranging access.

If the provider is interested in offering service, it can work with property management to determine what's required.

Under the CRTC's rules, building owners and managers are expected to negotiate access in good faith and allow reasonable installation, maintenance and upgrades.

They cannot impose unreasonable restrictions simply to protect an existing provider arrangement.

However, legitimate safety, infrastructure and installation considerations still need to be addressed.

This means getting a new provider into a building may be possible, but it isn't necessarily a quick process.

The CRTC has continued enforcing these access requirements. In June 2026, for example, it issued a decision addressing a dispute involving a provider seeking access to a multi-unit residential property.

Source: CRTC Telecom Decision 2026-116

5. What Should Ottawa Condo Buyers Check Before Moving In?

Internet access probably isn't the first thing you'll ask about at a condo showing.

But if you depend on a reliable connection for work or everyday life, it's worth doing a little research before purchasing.

Here's a useful checklist:

1. Check provider availability. Search the exact unit address on the websites of the internet companies you're considering. Confirm the results directly with the provider.

2. Compare upload and download speeds. Particularly if you frequently use video calls, transfer large files or work remotely.

3. Ask about included internet packages. Find out whether internet is included in the condo fees and what level of service is provided.

4. Confirm equipment requirements. Some connections require specific modems, fibre terminals or additional installation work.

5. Ask whether residents have reported connectivity issues. Property management may be able to provide information about recurring building-wide problems.

6. Check the installation process. Determine whether technicians need access to locked telecommunications rooms or other common areas, and whether appointments must be coordinated with management.

If an existing resident is willing to share their experience with the building's internet service, that can also be useful. Just remember that performance can vary between providers, plans and individual units.

What If Your Building Says You Have No Choice?

If property management tells you that only one internet company is permitted, ask for clarification.

There may be a difference between the providers currently available and those legally permitted to request building access.

You can then contact your preferred internet company to determine whether it's prepared to pursue access.

The CRTC's guidance explains that buildings cannot limit access solely to favour an existing provider, even when internet services are bundled with condo fees.

If a dispute arises, the provider may be able to pursue the CRTC's access dispute resolution processes.

Another Detail Worth Checking Before Buying

When comparing Ottawa condos, buyers often spend considerable time reviewing parking arrangements, storage lockers, amenities and monthly maintenance fees.

Those details matter. But so do the everyday services that make a home practical.

A beautiful condo with an inadequate internet connection could be frustrating for someone working remotely. Similarly, an included internet package might represent useful value for someone who doesn't require a particularly demanding setup.

The important thing is understanding what's actually available rather than making assumptions based on the building's location or age.

At New Purveyors, we help Ottawa buyers compare the practical details of condo ownership alongside the property itself.

Looking for a condo in Ottawa? Our team can help you evaluate buildings, understand what's included in the monthly fees and identify the questions worth asking before you buy.

Can You Install an EV Charger in an Ottawa Condo? Here's What Ontario Owners Need to Know

You own a condo, you have a parking space, and you've decided to buy an electric vehicle. Can you install a charger?

The short answer is yes, potentially. But unlike installing one in the garage of a detached home, condo charging involves a few additional considerations.

You may need permission to modify common elements, the building's electrical infrastructure might require upgrades, and there are rules about who pays for installation and ongoing maintenance.

Fortunately, Ontario has specific legislation addressing EV charging installations in condominiums.

Here's how it works and what Ottawa condo owners and buyers should know.

1. Can a Condo Board Refuse to Let You Install an EV Charger?

Not without a valid reason.

Ontario Regulation 48/01, under the Condominium Act, establishes a process for owners to apply to install electric vehicle charging systems.

Generally, a condo corporation can reject an application if a qualified professional determines that the proposed installation would:

• Violate applicable legislation, including electrical safety requirements.

• Adversely affect the structural integrity of the property.

• Pose a serious health or safety risk, or risk of property damage.

The corporation must provide the professional opinion or report supporting its rejection.

A board may also require a different installation method or location under certain circumstances, provided the alternative satisfies the applicable legal requirements and doesn't impose unreasonable additional costs.

This doesn't guarantee that every parking space can accommodate a charger, but it does mean an application must be considered under the established rules.

Source: Condominium Authority of Ontario: EV Charging Installations

2. How Do You Apply to Install a Charger?

If you're a condo owner, the process generally involves three stages.

Step 1: Submit a written application.

Your application must identify you, include your address for service and provide drawings, specifications and information describing the proposed installation.

You may need to consult a licensed electrical contractor to determine what installation is feasible.

Step 2: Receive the corporation's response.

The condo corporation generally has 60 days to respond to a completed application, unless another period is agreed upon in writing.

The corporation may approve the proposal, require an acceptable alternative or reject it on grounds permitted by the regulation.

Step 3: Finalize an agreement.

If the application proceeds, the corporation and owner generally have 90 days to take reasonable steps to enter into a written agreement, unless they agree to another timeline.

The agreement addresses installation, ownership, insurance, maintenance and associated costs.

It must also be registered against the title to the owner's unit before taking effect.

For the detailed requirements, see the Condominium Authority of Ontario's EV Charging Systems Guide.

3. Who Pays for the Installation?

If you're requesting a charger for your own parking space, you should generally expect to cover the installation costs unless a different arrangement is agreed upon.

But the charger itself may only represent part of the expense.

Depending on the building, the work might also involve:

• Electrical wiring from a panel to the parking space.

• Upgrades or modifications to electrical equipment.

• A load-management system to accommodate charging.

• Electrical permits, inspections and installation labour.

• Metering or billing equipment.

• Legal and registration expenses associated with the agreement.

The actual cost will depend on the distance from the electrical supply, available capacity, parking configuration and the work required.

Before committing to an installation, request a detailed assessment and estimate from a properly licensed electrical contractor.

Ontario's Electrical Safety Authority provides information about safe EV charger installations.

4. Does Having a Parking Space Mean You Can Install a Charger?

Not necessarily.

A parking space doesn't automatically come with a dedicated electrical connection.

You'll also want to determine whether your parking space is part of your titled unit, a separate parking unit, an exclusive-use common element or another arrangement.

These distinctions can affect how alterations and agreements are handled.

And even if there is a nearby electrical outlet, you shouldn't assume it's suitable or approved for charging an electric vehicle.

A qualified electrical contractor needs to assess the available power supply and installation requirements.

The location of your parking space matters too. For example, routing electrical wiring to a space on a different level of an underground garage may involve considerably more work than connecting a space located near suitable electrical infrastructure.

5. What If the Building Already Has EV Charging?

That's a great starting point, but it's worth finding out exactly what the building provides.

There are several possibilities:

• Dedicated chargers: Individual owners have charging equipment associated with their parking spaces.

• Shared charging stations: Residents use common charging spaces, sometimes through a reservation or payment system.

• EV-ready parking: Infrastructure has been installed to support future chargers, but the actual charging equipment may not yet be present.

These arrangements aren't interchangeable.

For example, a building advertising EV charging might only have two shared stations for residents, rather than allowing everyone to charge at their assigned parking space.

Before buying, ask how many chargers are available, how residents access them, whether there are additional fees and whether a waiting list exists.

6. What Should Ottawa Condo Buyers Check Before Purchasing?

If you currently own an electric vehicle, or think you might purchase one in the future, EV charging deserves a place on your condo-buying checklist.

Here are six questions worth asking:

1. Does the building currently offer EV charging?

2. Are chargers dedicated to individual spaces or shared by residents?

3. Does the building permit owners to apply for private charger installations?

4. Has the corporation assessed the electrical capacity available for additional chargers?

5. Are there any planned charging infrastructure upgrades or related expenses?

6. How are charging electricity costs calculated and billed?

It's also worth reviewing the status certificate package and relevant governing documents with your lawyer, particularly if the property already has an EV charging agreement registered against its title.

If having a private charger is essential, don't rely on verbal assurances that one could probably be added later. Confirm the feasibility and required approvals before proceeding with a purchase.

Is EV Charging Becoming an Important Condo Feature?

For buyers who own electric vehicles, charging access can be a practical consideration alongside parking availability, monthly fees and location.

A building with dedicated chargers or infrastructure designed to accommodate future installations may be more convenient for those buyers than one requiring substantial electrical work.

That doesn't mean every condo needs an EV charger to be a good purchase.

It does mean that understanding what the building currently offers, and what could realistically be installed in the future, is becoming a useful part of comparing properties.

At New Purveyors, we help Ottawa condo buyers understand the details that affect day-to-day ownership, from parking arrangements and building amenities to maintenance responsibilities and long-term expenses.

Thinking about buying or selling an Ottawa condo? Our team can help you compare buildings, ask the right questions and make an informed decision about your next move.

Buying an Ottawa Condo? Here's What to Know About Heating and Cooling Systems

Most condo buyers will check the kitchen appliances, water pressure and maybe even the windows during a showing. But what about the heating and cooling system?

It's an easy detail to overlook, especially when the thermostat appears to work and the unit feels comfortable.

The trouble is that condo HVAC systems can operate quite differently from those in detached homes. Depending on the building, you may have limited control over when air conditioning is available, additional maintenance responsibilities or future replacement costs.

Here's what to check before purchasing an Ottawa condo.

1. What Type of Heating and Cooling System Does the Condo Have?

Not all condominiums have individual furnaces and air conditioners. Many multi-unit buildings use centralized heating and cooling systems connected to equipment within each suite.

One example is a fan coil unit, which uses a fan to move air over a coil supplied with heated or chilled water.

Other buildings may use heat pumps, electric baseboard heating or independent HVAC equipment.

These systems differ in how they're maintained, how much control residents have and who is responsible for repairs.

What to ask: Does this unit have its own independent heating and cooling equipment, or does it rely on a central building system?

2. Can You Use Air Conditioning in October?

This is an important distinction that buyers may not discover during a summer showing.

Some condominium buildings have what's called a two-pipe fan coil system. These systems generally operate in either heating or cooling mode, with management arranging seasonal changeovers.

If the building switches to heating in October, for example, residents may no longer have access to cooling, even during an unusually warm week.

Other buildings have four-pipe systems that can provide heating and cooling independently, allowing residents greater flexibility.

A thermostat inside your unit doesn't necessarily mean you can access both modes year-round.

What to ask: Does the building have seasonal heating and cooling changeovers? If so, when do they typically happen?

For more technical background, see this <a href="https://www.condohvacpros.ca/newsletter/seasonal-hvac-switchovers-in-toronto-condos">explanation of two-pipe and four-pipe condo HVAC systems</a>.

3. Who Pays When the System Breaks?

A fan coil unit might be installed inside your condo, but that doesn't automatically mean you're responsible for every repair.

Similarly, equipment connected to a building-wide system isn't necessarily maintained entirely at the corporation's expense.

In Ontario, repair and maintenance responsibilities depend on the Condominium Act and the corporation's governing documents.

Depending on the building, owners could be responsible for certain in-suite components, while the corporation handles central equipment and distribution systems.

Before buying, it's worth determining who pays for:

• Regular inspections and servicing

• Replacement filters and minor maintenance

• Repairs to fan motors, valves or other components

• Replacement of an aging in-suite unit

• Repairs to central building equipment

The distinction matters because a relatively minor repair and a complete equipment replacement are very different expenses.

What to ask: Is the in-suite HVAC equipment maintained and replaced by the condo corporation, or is that the owner's responsibility?

The Condominium Authority of Ontario explains how repair responsibilities are determined and why reviewing governing documents is important.

4. Has the Equipment Been Properly Maintained?

Heating and cooling equipment requires maintenance, even when the system is centrally operated.

Depending on the equipment, that can include replacing filters, cleaning coils, checking drain pans and inspecting mechanical components.

During a showing, pay attention to unusual noises, weak airflow, visible staining around equipment or a thermostat that doesn't appear to respond.

These aren't necessarily signs of a major problem, but they are reasons to investigate.

A visual inspection alone won't tell you whether an HVAC system is in good condition. You can request available maintenance records and consider having the equipment assessed by a qualified technician.

What to ask: When was the equipment last serviced, and does the building arrange regular preventative maintenance?

5. Are Heating and Cooling Included in the Condo Fees?

Two condos with similar monthly maintenance fees might have very different utility costs.

In one building, central heating and cooling may be included in the monthly common expenses. In another, owners might pay separately for electricity or other energy costs associated with their systems.

Before comparing monthly ownership costs, confirm exactly what's included.

Request recent utility bills when possible, and consider how seasonal electricity expenses might change throughout the year.

It's also worth checking whether the building has individual utility meters or any separately billed HVAC-related charges.

What to ask: Which heating, cooling and electricity costs are covered by the condo fees, and which are billed directly to the owner?

6. Are Major HVAC Replacements Coming?

An individual unit might be working perfectly while the building's central heating and cooling infrastructure is approaching a major repair or replacement.

Projects involving boilers, chillers, distribution piping or other shared equipment can represent significant expenses for a condominium corporation.

This is where reviewing the building's financial documents becomes particularly useful.

A status certificate package can provide information about the condominium's reserve fund, governing documents and financial position. The reserve fund study and related documents can offer further information about planned major repairs and replacement projects.

Look for references to:

• Central heating or cooling equipment replacements

• Distribution piping and mechanical infrastructure

• Significant recurring equipment problems

• Major projects identified in the reserve fund study

• Potential additional contributions or special assessments

A planned replacement isn't automatically a reason to avoid a building. What matters is understanding the anticipated work, how it's funded and whether it could affect your ownership costs.

For additional guidance, see the Condominium Authority of Ontario's resources on status certificates and reserve funds.

A Quick HVAC Checklist for Ottawa Condo Buyers

Before purchasing, try to get clear answers to these seven questions:

1. What type of heating and cooling system does the unit use?

2. Is heating and cooling available independently throughout the year?

3. Who is responsible for servicing and replacing in-suite equipment?

4. When was the system last inspected or serviced?

5. Have there been recurring heating or cooling complaints?

6. Are there any planned major HVAC repairs or replacements?

7. What utility costs are paid separately from the monthly condo fees?

Some of these details can be confirmed with property management. Others may require reviewing condominium documents with your lawyer or consulting a qualified HVAC technician.

Understanding What You're Buying

Heating and cooling systems rarely make the list of features that initially attract someone to a condo. But they can have a meaningful impact on comfort, monthly expenses and future maintenance obligations.

Whether you're considering an older high-rise in Centretown, a waterfront condo near Britannia or a newer development elsewhere in Ottawa, understanding how the building operates is an important part of the buying process.

At New Purveyors, we help Ottawa condo buyers look beyond the finishes and floor plans to understand the practical details of ownership.

Exploring condos in Ottawa? Our team can help you compare properties, investigate building-specific considerations and make a more informed purchasing decision.

Ottawa Real Estate Market Update: September 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 September 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 home sales held steady in September, but a surge of new listings shifted the market further toward buyers.

Sales barely moved from August, which is unusual for September. The bigger change was supply. Far more homes came onto the market than is normal for this time of year, roughly the same number sold, and the MLS® Home Price Index posted its largest August-to-September decline since the series began in 2005.

Last month we asked whether August was a one-off or the start of a longer slowdown. September answered part of that question. Sales stopped falling, but they didn't bounce back either, and the gap between homes listed and homes sold kept widening.

Ottawa Home Sales Held Near August Levels

A total of 1,010 homes sold through the Ottawa MLS® System in September 2026, down 6.6% from September 2025 and up 0.8% from August, when 1,002 homes sold.

That small increase is better than the usual seasonal pattern. Only one of the previous 10 August-to-September periods produced an increase in sales, and the median change was a decline of 5.9%.

Looking at the summer as a whole, 3,336 homes sold from July through September, down 8.2% from the same period in 2025 and the third-lowest summer total since 2016. Sales fell roughly 24% from July to August, then edged up in September, which makes September look more like stabilization than a rebound.

Sales were lower than a year earlier across all three major property types:

• Single-family homes: 535 sales, down 4.6% year over year

• Townhomes: 329 sales, down 3.5%

• Apartments: 121 sales, down 24.8%

Apartments accounted for more than half of the net year-over-year drop in citywide sales.

Year to date, 10,288 homes have sold in Ottawa, down 6.9% from the same period in 2025. Total dollar volume was approximately $7.2 billion, down 7.3%.

Average Prices Held, but the Benchmark Price Fell

The average residential sale price was $685,640 in September, down 1.0% from a year earlier and nearly unchanged from August.

The median sale price was $625,000, down 0.8% year over year and slightly higher than in August. From July through September, the average price stayed within a range of less than 1%.

The MLS® Home Price Index told a different story. The composite benchmark price was $623,500, down 0.3% from September 2025 and down 2.2% from August.

The gap comes down to what each number measures. Average and median prices depend on which homes happened to sell in a given month, so a larger share of detached or higher-priced sales can hold the average up even while values soften. The HPI tracks the estimated price of a representative home with consistent features, which filters out that effect.

September's 2.2% monthly drop was the largest August-to-September decline in Ottawa's HPI since the series began in 2005. Even after adjusting for normal seasonal patterns, the benchmark fell 1.5%, also the largest September decrease on record.

Last month we noted that falling sales don't automatically mean falling values. September is the first month this fall where the benchmark points to some underlying price softness. OREB is clear that one month alone doesn't establish a trend, but it's worth watching closely.

New Listings Jumped 38% in One Month

There were 2,927 new listings in Ottawa during September, up 3.0% from a year earlier and up 38.1% from August.

Some increase is normal as the fall market starts, but the median August-to-September increase over the previous 10 years was 12.9%. From July through September, 7,576 homes were newly listed, the highest total for those three months since 2016, while sales over the same stretch were the third-lowest.

Active listings reached 4,813, up 7.9% year over year and 7.1% from August. That's the second-highest September level since 2016.

The sales-to-new-listings ratio fell from 47.3% in August to 34.5% in September, which works out to about one sale for every three new listings. Months of inventory rose from 4.5 to 4.8. Among September results over the past decade, this year had the lowest sales-to-new-listings ratio and the highest months of inventory.

Homes Are Taking Longer to Sell

Homes sold for an average of 97.5% of their listing price, compared with 98.1% last September. In August, that figure was unchanged from the year before, so September is the first month this fall where sellers are giving up a little more off asking.

The median time on market rose to 27 days, up from 22 days a year earlier.

Single-Family Homes: Steady Year Over Year, Softer Since August

The single-family benchmark price was $705,100, nearly unchanged from a year earlier but down 3.0% from August. Months of inventory came in at 4.4.

In August, single-family homes were Ottawa's most stable segment, with the benchmark up 2.2% year over year. That year-over-year gain is now essentially gone. Detached homes are still holding up better than condos over the past year, but September's monthly drop is the most notable change in this segment so far this fall.

Townhomes Were the Steadiest Segment in September

After a soft August, townhomes held their ground. The townhome benchmark price was $546,500, down 2.2% from a year earlier but essentially unchanged from August.

Townhomes also had the lowest months of inventory of the three major property types at 4.0, and the smallest year-over-year drop in sales at 3.5%.

Buyers still have more townhome options than they did in tighter markets, but this segment didn't weaken further in September the way single-family and apartment benchmarks did.

Ottawa Condo and Apartment Market Remains the Softest Segment

Apartment-style properties continued to have the softest conditions in Ottawa.

Months of inventory rose from 6.3 to 7.3, while the sales-to-new-listings ratio fell from 43.0% to 27.0%. The apartment benchmark price was $380,800, down 6.1% from a year earlier and 3.1% from August.

The average apartment sale price actually rose 0.9% year over year, but the benchmark suggests that a shift in which condos sold propped up the average rather than values rising. The few signs of stabilization we saw in August didn't carry into September, and apartment supply continues to build relative to sales.

CMHC also expects Ottawa's rental market to soften as a large construction pipeline is completed. Most of that new supply is purpose-built rental, not resale condos, so it isn't a direct addition to resale inventory. It may still affect condo demand as renters and would-be buyers weigh a wider range of options.

Which Parts of Ottawa Were Strongest in September?

Ottawa's three suburban markets accounted for 734 sales, or 72.7% of citywide activity. Their combined sales were down 8.0% from 798 in September 2025, and each of the three recorded fewer sales than a year earlier.

Ottawa Suburb West had the firmest conditions of all seven submarkets, with a sales-to-new-listings ratio of 40.7% and 3.7 months of inventory. Ottawa Suburb East recorded 4.3 months of inventory, and Ottawa Suburb South recorded 4.4.

Conditions were softer in Ottawa Centre, with a sales-to-new-listings ratio of 27.6% and 6.8 months of inventory. The rural markets were similar: 6.5 months in Ottawa Rural South, 6.3 in Ottawa Rural East and 5.8 in Ottawa Rural West. With only 40 to 88 sales a month in the rural areas, large percentage swings there should be read with caution.

Are Some Buyers Shifting to New Construction?

New construction is a separate market from the resale numbers above, but it may be pulling some demand away. The Greater Ottawa Home Builders' Association reported 464 new-home sales in Ottawa in August, up 9.7% from July and 55.2% from a year earlier, with year-to-date sales up 50.4%.

That jump lines up with expanded HST relief for qualifying new homes. The figures don't prove the rebate caused the increase, but stronger new-home sales alongside weaker resale absorption is a trend worth keeping an eye on.

What Does the September Ottawa Real Estate Market Mean for Buyers?

Buyers have more choice and more negotiating room than in any September in the past decade, measured by months of inventory and the sales-to-new-listings ratio. That's especially true for condos, Ottawa Centre and the rural markets.

Homes are sitting a few days longer and selling a little further below asking than a year ago, which gives buyers more time to compare properties, complete due diligence and negotiate.

Two cautions. Affordability and borrowing costs still limit what many buyers can do, and one month of benchmark decline doesn't mean prices will keep falling. Waiting for a bottom is a guess, not a strategy. Well-priced single-family homes in stronger submarkets like Ottawa Suburb West can still move quickly.

What Does the September Ottawa Real Estate Market Mean for Sellers?

Sellers are competing with about three new listings for every home that sells. Your real competition isn't what a neighbour got last spring, it's the homes buyers are touring this week.

That makes pricing to current conditions, strong presentation and a clear read on competing listings more important than they've been all year. Condo sellers face the most competition, with 7.3 months of apartment inventory citywide.

If the usual seasonal pattern holds, new listings will decline through October and November. New listings have dropped in both months in each of the past 10 years, which could mean less competition for sellers who list later this fall.

Is Ottawa Becoming a Buyer's Market?

In some segments, yes. Condos, downtown and the rural markets are clearly tilted toward buyers. Citywide, September was the most buyer-friendly September in a decade by both months of inventory and the sales-to-new-listings ratio.

Suburban single-family homes and townhomes are still closer to balanced, which is why the citywide numbers only tell part of the story.

What to Watch in the Ottawa Fall Real Estate Market

October and November will be an important test. The key questions:

• Does absorption recover as listings ease? If the sales-to-new-listings ratio improves, September's surge was likely partly seasonal.

• Does months of inventory stay near 4.8?

• Does the HPI decline again? If absorption stays weak, inventory stays elevated and the benchmark keeps falling, the case for a broader price adjustment gets stronger.

Outside forecasts point the same general direction. TD Economics expects Ontario's existing-home prices to average 2.6% lower in 2026, then rise just 0.6% in 2027. RBC expects Canada's benchmark price index to fall 2.3% in 2026 before edging up 0.8% in 2027. CMHC expects Ottawa sales to stabilize, but says slower demand growth and more supply are limiting price increases. These forecasts cover different areas and use different price measures, so they aren't directly comparable with Ottawa's monthly numbers.

For now, Ottawa remains a market where property type, neighbourhood and pricing strategy matter more than broad headlines.

If you're thinking about buying or selling in Ottawa this fall, the New Purveyors team can help you understand what's happening in your specific part of the market and build a strategy around current conditions.

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.

Want to chat about your options? Fill out the form at the bottom of the page, or text/call us directly at 613-900-5700 or fill out the form at the bottom of the page.

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.

How to Read an Ottawa Condo Status Certificate Before You Buy

A status certificate can easily run dozens or even hundreds of pages once all the attachments are included.

Most buyers know they’re supposed to review it. Far fewer know what they’re actually looking for.

If you’re comparing condos in Ottawa, you don’t need to personally interpret every legal clause. Your lawyer should still review the package. But there are a few sections that can give you a much clearer picture of the building before you buy.

Here’s a simple way to work through it.

1. Start with the monthly condo fee

The status certificate should state the common expenses attached to the unit and whether the current owner is up to date on those payments. It can also identify increases in common expenses and the reason for them.

Write down:

Current monthly fee: $_____
Recent or upcoming increase: _____%
Reason given: __________________

Then compare that number with the listing.

If the MLS says the fee is $550 but the current status certificate shows $590, use the newer number.

More importantly, find out what the fee actually covers.

Look through the budget and listing information for items such as:

• heat

• water

• building insurance

• management

• cleaning and maintenance

• landscaping or snow removal

• concierge or security

• amenities

• reserve fund contributions

Condo fees are used both for day-to-day operating costs and contributions toward the reserve fund, so two buildings charging the same amount may be spending that money very differently.

A useful comparison

Instead of writing:

Building A: $525/month
Building B: $650/month

Try:

Building A: $525 + hydro + heat
Building B: $650 including heat and water

Suddenly the difference may be much smaller.

2. Look for special assessments

This is one of the quickest things to check.

A status certificate can disclose special assessments charged to the unit since the corporation's current budget and the reason for them.

Search the package for:

“special assessment”

Then note:

Current assessment: Yes / No
Amount: $_____
Reason: __________________
Has it been fully paid?: Yes / No

One special assessment does not automatically mean a building is poorly managed. A major unexpected repair can happen in any property.

What matters is the context.

For example:

$4,000 assessment for an unexpected garage repair

is a very different situation from:

repeated assessments because the corporation has consistently lacked enough money for planned repairs.

That is where the reserve fund information becomes useful.

3. Find the reserve fund information

A condo corporation's reserve fund is money set aside for major repairs and replacement of common elements and assets.

Ontario reserve fund studies typically include both a physical review of building components and a financial plan estimating future repair costs and required funding over at least 30 years.

The status certificate should contain information about the most recent reserve fund study and the state of the reserve fund.

You're trying to answer three questions:

How much money is currently in the reserve fund?

Write it down.

Current reserve balance: $________

The number alone doesn't tell you whether the fund is healthy. A $2-million reserve might be excellent for one corporation and inadequate for another.

The important part comes next.

What major work is expected?

If the reserve fund study is included or available, look for upcoming projects such as:

• windows

• roof replacement

• balconies

• elevators

• parking garage repairs

• building envelope work

• plumbing

• heating or mechanical systems

• roads or walkways

Reserve fund studies include an inventory of major components, their expected remaining life and estimated repair or replacement costs.

Create a quick list:

Expected workApprox. timingEstimated costGarage repairs2028$_____Roof2030$_____Windows2033$_____

Now the reserve balance has some context.

Is the corporation actually saving enough?

The reserve fund study should include a recommended funding plan.

You don't need to become a condo accountant.

You're simply looking for signs that:

planned contributions + current reserve balance roughly align with the repair schedule.

If a very large project is approaching and the reserve appears thin, that is something to ask your lawyer and agent about.

4. Check the annual budget

The status certificate package may include the corporation's current budget and most recent audited financial statements.

Don't try to audit the corporation yourself.

Instead, look for obvious changes.

Compare major expenses year over year:

ExpensePrevious yearCurrent yearInsurance$_____$_____Repairs$_____$_____Utilities$_____$_____Management$_____$_____Reserve contribution$_____$_____

A large increase isn't automatically bad.

Insurance premiums, utilities and repairs can all rise.

You're looking for the explanation.

If expenses keep climbing quickly, there is a reasonable chance condo fees may need to rise with them.

5. Search the package for legal issues

You don't have to read every page line by line.

Use the search function in the PDF.

Try:

“litigation”
“legal proceeding”
“claim”
“judgment”

The status certificate can disclose outstanding legal judgments and ongoing litigation involving the condominium corporation.

If anything appears here, this becomes lawyer territory.

The important thing is not to assume every lawsuit is catastrophic.

You want to understand:

• what the case involves

• the potential financial exposure

• whether insurance may respond

• whether owners could eventually bear some of the cost

6. Check the rules against how you actually plan to live

This is the part buyers often skip.

The status certificate package can include the corporation's declaration, bylaws and rules.

Instead of reading every rule from beginning to end, search for the things that matter to you.

If you have a dog:

“pet”
“dog”
“animal”

If you might rent the condo:

“lease”
“tenant”
“rental”
“short-term”

If you're planning renovations:

“renovation”
“alteration”
“flooring”

If parking matters:

“parking”
“vehicle”
“visitor”

Ontario condo governing documents can establish restrictions around issues such as pets, smoking, rentals, repairs and use of common elements.

A financially healthy building can still be the wrong building for you.

7. Check how recent the certificate is

Status certificates describe the corporation as of the date they were issued.

That matters.

The Condominium Authority of Ontario specifically notes that buyers should make sure the certificate they're reviewing is current.

Check:

Certificate date: __________

If you're looking at an older certificate supplied with a listing, ask whether anything material has happened since it was prepared.

A fee increase, special assessment, lawsuit or major repair decision could have occurred afterward.

The easiest way to compare two Ottawa condos

Once you've done the first review, put the important numbers on one page.

Condo ACondo BPurchase price$_____$_____Condo fee$_____$_____Utilities included__________Recent fee increase__________Special assessment__________Reserve balance$_____$_____Major work coming__________Litigation disclosed__________Rules that affect you__________

That table will usually tell you far more than simply comparing the condo fees.

What should your lawyer review?

Your own review is useful for spotting questions.

It doesn't replace legal review.

The Condominium Authority of Ontario recommends that buyers review the status certificate with legal counsel.

Your lawyer can assess things you shouldn't be expected to interpret yourself, including:

• legal proceedings

• unusual provisions in the declaration

• financial obligations attached to the unit

• special assessments

• ownership and use of parking or lockers

• legal implications of the corporation's documents

Think of your first pass as a way to understand the property better and know what questions you want answered.

The goal isn't to find a “perfect” status certificate

Older buildings will need repairs.

Condo fees will change.

Reserve funds will be spent.

None of those things automatically make a condo a bad purchase.

What you're trying to figure out is whether the building's finances, upcoming repairs, monthly costs and rules make sense together.

That is much more useful than simply looking at a $500 condo fee and deciding it's good, or seeing an $800 fee and assuming it's bad.

When we're helping buyers compare Ottawa condos, that's the bigger picture worth looking at: not just what the unit costs today, but what you're actually buying into.

What to Look for in a Condo Status Certificate Before You Buy in Ontario

When you buy a condo, you’re not just buying the unit.

You’re also buying into a corporation with its own finances, rules, upcoming repairs and legal obligations.

That’s why one of the most important parts of buying a resale condo in Ontario is reviewing the status certificate.

A status certificate contains information about the specific unit and the condo corporation. In Ontario, anyone can request one, the corporation can charge up to $100 including taxes, and it generally has 10 days to provide it.

Your lawyer should review the full package. But as a buyer, it still helps to understand what you’re looking at.

Here are a few of the big things worth paying attention to.

1. How much money is in the reserve fund?

The reserve fund is money set aside for major repair and replacement work on the condo’s common elements.

Think:

• roofs

• windows

• elevators

• parking garages

• mechanical systems

• exterior components

• other major shared infrastructure

The status certificate includes information about the most recent reserve fund study and the state of the reserve fund.

The important question isn’t simply, “Is there a lot of money in it?”

You need context.

A large building may need a much larger reserve fund than a small one. An older condo may also have significant projects coming up.

What you’re really trying to understand is whether the corporation appears financially prepared for the work it expects to face.

2. Are there any special assessments?

A special assessment is an additional charge to owners, generally used when the condo corporation needs money beyond its regular operating budget and reserve planning.

That can happen because of an unexpected repair, a project costing more than expected, litigation or another financial shortfall.

The status certificate should disclose special assessments charged to the unit since the current budget was prepared, along with the reason for them.

If there is one, find out:

• how much it is

• what it is paying for

• whether it has already been paid

• whether additional costs may still be coming

• who is responsible for paying it under your agreement of purchase and sale

A special assessment doesn’t automatically mean you should walk away from a building.

It does mean you should understand exactly what is happening before you buy.

3. Have condo fees recently increased?

Low condo fees look great in a listing.

They’re not automatically a sign of a well-run condo.

Condo fees fund the corporation’s shared expenses, including building operations, maintenance, management and contributions to the reserve fund.

If fees are unusually low, it’s worth asking whether the corporation has been adequately funding future repairs.

On the other hand, higher fees may include substantial utilities, amenities or services.

Instead of comparing the monthly number alone, look at:

What does the fee include, and what is the building getting for that money?

The status certificate can also identify increases in common expenses and the reason for them.

4. Is the condo corporation involved in litigation?

The status certificate includes information about certain legal issues, including whether the corporation is involved in ongoing litigation or has outstanding legal judgments.

That doesn’t necessarily mean something is seriously wrong.

But legal proceedings can potentially affect the corporation’s finances, insurance or future costs.

Your lawyer can help you understand what the dispute involves and whether it creates a meaningful concern for you as a buyer.

5. Read the rules you actually care about

The package generally includes the condo corporation’s declaration, by-laws and rules.

Don't skip them.

This is where you may find restrictions or requirements involving things like:

• pets

• renovations

• short-term rentals

• barbecues

• balconies and terraces

• parking

• storage

• amenity use

• leasing your unit

The rules that matter will be different for every buyer.

If you have a large dog, own an EV, want to renovate immediately or plan to rent the unit later, those questions should be answered before you firm up the purchase.

6. Look at the building, not just the unit

It’s easy to fall in love with a renovated kitchen on the 14th floor and forget that you’re also buying a small share of everything outside the front door.

Pay attention to the condition of the building itself.

Is the parking garage showing significant deterioration?

Are the windows approaching replacement age?

Are there several elevators in a tower that may eventually require major work?

Has the lobby just been renovated, while more important infrastructure is still outstanding?

This is where the status certificate, reserve fund information and what you physically observe during showings start to connect.

A beautiful unit can still be in a building facing expensive work.

A dated unit can be in an exceptionally well-managed corporation.

One final thing: make sure the certificate is current

A status certificate reflects the corporation’s circumstances when it is issued.

Things can change.

Ontario’s Condominium Authority specifically notes that buyers should make sure the certificate they review is current.

If you're seriously considering a condo, the status certificate shouldn't just be another document attached to the transaction.

Use it to understand the building you're buying into.

Your lawyer can deal with the legal review. Your real estate agent can help you put the information into the context of the building, comparable condos and the purchase itself.

And you should come away knowing more than whether the kitchen has quartz counters.

Has Four-Day Return to Office Made Downtown Ottawa Condos a Better Buy?

Last updated: September 23, 2026

Not across the board, at least not yet. The mandate has made a short commute worth more to a lot of buyers, but Ottawa's condo market is still the softest segment in the city. The units that benefit are the ones close to where people actually work, and that isn't always downtown.

What actually changed this summer?

On July 6, 2026, most federal public servants were expected back in the office four days a week. That's up from three days, which took effect in September 2024.

The rollout isn't complete. Public Services and Procurement Canada says its current space can fit about 90 per cent of public servants on-site four days a week. It hopes to reach 95 per cent by March 31, 2027. Global Affairs Canada, Statistics Canada, and Immigration, Refugees and Citizenship Canada have all delayed the four-day mandate because they don't have enough office space.

So a buyer's commute math depends on which department they work for.

Is the condo market reacting yet?

Only a little, and it's too early to credit the mandate. Here's where apartment-style condos stood in August, according to the Ottawa Real Estate Board's August 2026 report:

• 6.3 months of inventory

• A 43 per cent sales-to-new-listings ratio

• A median of 42 days on market

• Fewer active listings than in July, and a benchmark price up 1.9 per cent from the month before

OREB still called apartments the softest segment of the market, a pattern that has held since the second half of 2025. In July, the apartment benchmark price was $385,500, down 5.2 per cent from a year earlier.

That's a buyer-friendly market with a few early signs of stabilizing. It isn't a rush on downtown units.

Doesn't downtown mean close to work for public servants?

This is where buyers most often get it wrong. Plenty of federal workplaces aren't in the core. National Defence headquarters is in the west end, and the department has had to set up overflow parking several kilometres away. Many other federal offices are across the river in Gatineau.

Picture two buyers looking at the same Centretown one-bedroom. One works on Wellington Street and can walk there in fifteen minutes. The other works at National Defence's Carling campus and would face a daily cross-town trip, possibly in a longer commute than they'd have from a west end townhouse. Same unit, very different value.

The long-term office footprint matters too. The 2024 federal budget set a 10-year goal to cut the government's office space in half. Which buildings stay open will shape which condo pockets hold commuter demand.

Why does parking matter more now?

Because the core has a hard limit. The City of Ottawa says there are about 7,000 long-term parking spaces across the city, and city staff have acknowledged there are only so many spaces downtown. Senior public servants have also raised concerns about whether OC Transpo can handle the extra riders.

When parking gets scarcer and transit is uncertain, two kinds of units get more interesting: ones you can walk to work from, and ones that come with a parking spot.

Our take

We think four-day office attendance is a reason to be more specific, not a reason to rush. With inventory where it is, buyers have time to be picky. Here's what we'd focus on:

• Map the actual commute. Start from your specific office, not from "downtown." Check the walk, the bike route, and the rush hour transit trip.

• Weigh parking building by building. In the core, a unit with an owned parking spot may hold its appeal better than one without, especially for buyers who drive in from outside the core.

• Don't pay extra for a policy that could change. Federal office rules have shifted three times since 2023. Buy a unit you'd still want if they change again.

• Use the slower market. With condos taking a median of 42 days to sell, there's usually room to negotiate, review the status certificate properly, and compare buildings side by side.

If you're a public servant weighing a downtown condo against something closer to your actual office, tell us where you work. We'll compare the commute and the buildings for you.

Ottawa Condo Prices Are Down. Does That Actually Make It a Good Time to Buy One?

Ottawa Condo Prices Are Down. Does That Actually Make It a Good Time to Buy One?

Not automatically, and here's the part most buyers miss: the same oversupply pushing condo prices down is also pushing rental vacancy up, which changes the math if you're buying to rent it out.

What's actually happening with condo prices right now?

Ottawa's MLS Home Price Index for apartments fell 6.0% year over year as of June 2026, a much steeper drop than the overall market's 1.3% decline. Single-family benchmarks barely moved in comparison, down just 0.7%. Condos are absorbing almost all of the current softness on their own.

Why doesn't a price drop automatically mean it's a good deal?

Because the drop isn't happening in isolation. CMHC counted 11,500 purpose-built rental apartment units under construction in Ottawa at the end of 2025, a record high and a massive jump from roughly 200 units a decade ago. That's a lot of new competition for anyone renting out a condo.

Rental data backs this up. Urbanation's Q1-2026 survey of stabilized Ottawa rental buildings found vacancy at 3.2%, up from 2.6% a year earlier and nearly double the 1.7% rate from two years before. Their broader availability measure, which includes units where tenants have given notice, hit 6.5% in Q1, the highest reading since the pandemic. Over half of surveyed buildings were offering move-in incentives to compete for tenants.

So the buyer's math has shifted on both ends. The purchase price is lower, but the rent you can realistically charge, and how fast you'll fill the unit, may be lower too.

What does this look like for a specific building?

A two-bedroom resale condo near Centretown or LeBreton Flats isn't just competing against other resale units for a tenant anymore. It's competing against new purpose-built towers offering a free month's rent, in-suite laundry, and amenities a 15-year-old condo building can't match. That's real competition an investor needs to underwrite, not ignore.

What's the actual takeaway here, working with buyers on this right now?

We tell investors not to price their expected rent off last year's comparables. Pull current listings for similar units in the target building and in the newer purpose-built towers nearby, factor in a month or two of vacancy while a tenant is found, and run the numbers on that basis instead. If it still works, the discounted purchase price is a real advantage. If it only works assuming zero vacancy and last year's rent, it's not actually a deal, it just looks like one.

We'd also weight buildings with a healthy reserve fund more heavily than usual right now. A special assessment on top of a softer rental market is the scenario that actually hurts.

Where does this leave you?

If you're looking at a specific building and want the real numbers, not the listing price story, send it to us and we'll pull the current rent comparables and reserve fund position before you make an offer.

Last updated: September 2026. Price data from the Ottawa Real Estate Board, reported June 2026. Rental vacancy and incentive data from Urbanation's Q1-2026 Ottawa Rental Market Survey, released May 2026. Construction figures from CMHC, reported by All Things Home.

Does Tarion Actually Protect Your Full Pre-Construction Condo Deposit in Ottawa?

Not entirely. Tarion's deposit protection tops out at $20,000, but a typical pre-construction deposit on an Ottawa condo runs well past that, often into the $50,000 to $80,000 range on a $500,000 unit. The bigger piece of the protection is not Tarion. It is the legal requirement that the builder hold that deposit in a trust account, and buyers rarely understand that distinction until it is explained to them.

What's actually protecting your money

Every pre-construction deposit in Ontario has to be held in trust under the Condominium Act. That trust requirement is the primary layer of protection, and it is what actually secures the bulk of a deposit that is larger than Tarion's cap. If the builder terminates the agreement, the trust funds have to be returned, usually within ten days.

Tarion sits underneath that as a backstop. If something goes wrong and the deposit is not returned, Tarion currently covers up to $20,000, plus a limited amount of accrued interest. That number has not moved with Ottawa condo prices, so on most pre-construction purchases in this city, Tarion covers a meaningful chunk of the deposit but not all of it.

Buyers also get a 10-day cooling-off period once they have received the Agreement of Purchase and Sale, the builder's Disclosure Statement, and the Condo Buyers' Guide from the Condominium Authority of Ontario. That window is the real opportunity to have a lawyer review the agreement before locking in, not after.

What people assume wrong

Buyers hear "Tarion covers deposits" and assume the whole deposit is backstopped no matter what they put down. It is not. Tarion protects up to $20,000. Everything above that is relying on the trust account being properly maintained and the builder being solvent enough to return it on request. On a $500,000 Ottawa condo with a standard 15 percent deposit structure, that is roughly $55,000 sitting mostly outside Tarion's cap.

The other thing buyers skip is checking whether the builder is licensed and in good standing with the Home Construction Regulatory Authority before signing anything. A trust account only protects a buyer if the money actually went into one and stayed there.

What this looks like in practice

Picture a buyer under agreement on a downtown Ottawa pre-construction unit who has put down a $62,000 deposit across staged payments. During the cooling-off period, a lawyer confirms the trust account and builder licensing details check out, which is exactly what you want to see. But it also means that buyer should go in with a clear picture that Tarion was only ever going to backstop a third of that money, not all of it, and that the real protection is the paperwork confirmed during those ten days.

Our take

We tell every pre-construction buyer the same thing before they sign. Do not treat Tarion as the safety net for the full deposit, treat the trust account confirmation and the builder's licensing status as the real safety net, and use the ten-day window to actually get a lawyer to check both. The buyers who skip that step are the ones who assume they are fully covered right up until the moment they find out they are not.

If you're looking at a pre-construction unit in Ottawa and want a second set of eyes on the deposit structure before your cooling-off period runs out, send it to us and we will walk through it with you.

Buying an Older Condo in Ottawa? Look at the Building, Not Just the Unit

An older condo can be a great way to buy in an established Ottawa neighbourhood, and in some buildings, you may find larger floor plans or locations that would be difficult to replicate in newer construction.

But when you walk into a condo showing, it’s very easy to focus on the part you’re actually buying.

The kitchen. The view. The flooring. Whether your couch will fit.

With a condo, though, you’re also buying into the building around it.

If you’re considering an older condo in Ottawa, here are some of the things worth understanding before deciding whether a unit is actually a good buy.

Start With the Age of the Major Building Components

A building being old isn’t necessarily a problem.

What matters more is what has already been replaced, what has been maintained and what is coming next.

Depending on the building, major future expenses could include elevators, windows, roofing, parking garages, balconies, plumbing, heating and cooling systems or exterior work.

A 30-year-old building that has consistently maintained and replaced major components can be in a very different position from a younger building that has deferred work.

This is one reason simply comparing the ages of two condo buildings doesn’t tell you very much.

Look at the Reserve Fund, but Don’t Stop at the Balance

Ontario condo corporations maintain reserve funds to pay for major repairs and replacements to common elements and assets.

They are also required to complete periodic reserve fund studies. These studies look at the building’s components, their expected remaining life, anticipated replacement costs and how the reserve fund should be funded over time. After the first comprehensive study, updated studies are generally completed on an alternating basis at least every three years.

That means the question isn’t simply:

“How much money is in the reserve fund?”

A more useful question is:

“Does the reserve fund appear appropriate for the work this particular building expects to complete?”

A building with millions in its reserve fund could also have millions in major projects ahead. Context matters.

Find Out What Work Is Already Planned

This is where an older condo can sometimes become much easier to evaluate.

If the windows were recently replaced, the garage was repaired five years ago and the elevators were modernized last year, those are useful pieces of information.

You also want to know what hasn’t happened yet.

Upcoming projects don’t automatically make a condo a bad purchase. Buildings need maintenance. The important part is understanding the scope of the work and how the corporation expects to pay for it.

A well-run condo should be planning for aging components rather than being surprised every time something needs replacing.

Understand the Possibility of Special Assessments

A special assessment is an additional amount charged to condo owners when the corporation needs money beyond its normal budget and available funds.

They can arise from unexpected repairs, costs that exceed previous estimates, litigation or other financial shortfalls.

If you’re buying an older Ottawa condo, it’s worth looking beyond whether there is a special assessment right now.

You also want to understand whether there are major expenses approaching and whether adequate funding has been planned for them.

That distinction matters.

Don’t Automatically Treat Higher Condo Fees as a Red Flag

Two similar-looking condos can have very different monthly fees, but the cheaper one isn’t automatically the better deal.

Condo fees help cover the operation and maintenance of the common elements, services provided by the corporation and contributions to the reserve fund.

Instead of only comparing the monthly number, compare what you’re receiving for it.

Does one building include heat or water? Does it have a concierge, pool, gym or extensive grounds? Is more money being directed toward the reserve fund?

A building with very low fees can look appealing, but low fees aren’t particularly helpful if the corporation isn’t collecting enough money to properly operate and maintain the property.

Pay Attention to What You See During the Showing

The paperwork matters, but so does the building itself.

Take a few extra minutes before and after seeing the unit.

Look at the hallways, elevators, lobby, garage and exterior. Notice whether common areas seem maintained. If you can, see more than just the route from the front door to the unit.

None of these observations replaces a proper review of the condo documents, but they can give you questions worth asking.

A freshly renovated unit inside a poorly maintained building is still a unit inside a poorly maintained building.

Compare the Condo as a Whole

This is particularly important when comparing an older condo with newer construction.

A newer building may have more contemporary finishes and amenities. An established building may offer a larger unit, different location, mature surroundings or a longer financial and maintenance history to review.

Neither is automatically better.

The goal is to understand what you’re buying well enough that you can compare them properly.

Buying a Condo in Ottawa?

When we help someone buy a condo, we’re not only looking for a unit that checks the obvious boxes.

We want to understand the building, the costs of ownership, the available documentation and anything that could affect how that property fits into the buyer’s plans.

If you’re considering a condo in Ottawa and want help comparing your options, New Purveyors can help you look at the full picture before you make a decision.

Buying a Condo With a Special Assessment in Ontario: Is It Always a Red Flag?

You find a condo you like. The unit works, the monthly fees seem reasonable and the building looks well maintained.

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

Special assessment.

Maybe it’s $3,000. Maybe it’s $15,000. Maybe the condo corporation hasn’t actually charged one yet, but the paperwork suggests one could be coming.

So, should you immediately walk away?

Not necessarily.

A special assessment is something you should take seriously, but the existence of one doesn’t automatically mean a condo is poorly managed or a bad purchase. What matters is why the money is needed, how much is being charged, what the building’s finances look like and whether this is part of a larger pattern.

Here’s what Ontario condo buyers should know.

What Is a Special Assessment in an Ontario Condo?

A special assessment is an additional charge collected from condo owners on top of their regular monthly condo fees.

The Condominium Authority of Ontario says corporations may use special assessments when they need additional money quickly, including for major repairs, unexpected expenses, litigation costs or other projects that cannot be covered through the regular budget or reserve fund.

Depending on the situation, owners might have to pay the amount all at once or through several instalments.

That can mean an owner who normally pays $600 per month in condo fees suddenly has another substantial bill to account for.

Why Didn't the Condo Fees Already Cover It?

This is usually the more important question.

Part of your condo fees goes toward everyday operating expenses. Another portion generally contributes to the corporation's reserve fund, which is specifically intended to cover major repairs and replacements of common elements and assets.

Think elevators, roofs, windows, garages and other major building components, depending on what the corporation is responsible for.

Ontario condo corporations are required to conduct periodic reserve fund studies to estimate future repair and replacement costs and determine how much money should be contributed to the fund.

The problem is that they're still estimates.

Construction costs change. A component can fail earlier than expected. Serious damage can occur. A project can become significantly more expensive than anticipated.

Sometimes a special assessment happens because something genuinely unexpected occurred.

Other times, it can point to years of inadequate funding or financial decisions that kept condo fees artificially low.

Those are two very different situations.

A Special Assessment Isn't Automatically a Bad Sign

Imagine two buildings.

Building A discovers an unexpected problem that requires a major repair. The corporation otherwise has healthy finances, an updated reserve fund study and a reasonable long-term funding plan. Owners are charged a one-time assessment to address the shortfall.

Building B has repeatedly delayed necessary work, kept condo fees unusually low and has a reserve fund that isn't keeping pace with upcoming repairs. Now several large projects are approaching and owners are being asked for more money.

Both buildings technically have a special assessment.

But you probably wouldn't evaluate them the same way.

The CAO specifically notes that sound financial management, realistic budgeting and proper reserve fund planning can reduce the likelihood of special assessments, while also acknowledging that unexpected circumstances can still make one necessary.

The assessment itself is only the beginning of the story.

The Amount Matters, But So Does the Reason

A $10,000 assessment sounds considerably scarier than a $2,000 one.

But don't stop at the number.

Ask what you're actually paying for.

If the money is funding a major project that had to happen and will leave the building in materially better condition afterward, that is different from an assessment being used to repeatedly patch over financial problems.

You want to understand:

• What work is being completed?

• Why wasn't the existing reserve fund sufficient?

• Was the expense anticipated in the reserve fund study?

• Has the project already been priced?

• Is the assessment expected to cover the full cost?

• Could another assessment be required?

• Has the corporation levied other assessments recently?

• Are condo fees also expected to increase?

A relatively small assessment can be more concerning if it appears to be the first of several.

A larger one may be easier to understand if the work and funding plan are clearly documented.

What If a Special Assessment Hasn't Been Approved Yet?

This is where the condo paperwork becomes especially important.

For a resale condo in Ontario, the status certificate contains financial and legal information about both the individual unit and the condo corporation. It can include the corporation's current budget, audited financial statements, information about the reserve fund and other important disclosures.

Your lawyer should review the status certificate and its accompanying documents as part of your due diligence.

And you don't necessarily want to look only for the words special assessment.

There may not be an assessment today.

But if the documents show a major upcoming repair, a reserve fund shortfall or another significant financial obligation, the possibility of additional owner contributions is worth discussing.

In other words, you're not just asking:

“Is there a special assessment?”

You're asking:

“Does this condo corporation appear financially prepared for what is coming?”

Who Pays a Special Assessment If the Condo Is Being Sold?

This is one of those questions where buyers shouldn't rely on a blanket internet answer.

The obligations between buyer and seller can depend on the circumstances, including the agreement of purchase and sale, the timing of the assessment and the terms negotiated in the transaction.

Your real estate lawyer should confirm exactly how an existing or anticipated assessment affects your particular purchase.

It is another reason special assessments are worth identifying early rather than discovering them shortly before closing.

What Happens If an Owner Doesn't Pay?

A special assessment generally isn't optional simply because an owner disagrees with it.

The Condominium Authority of Ontario states that owners must pay their required share of properly levied special assessments, and unpaid amounts can result in the condo corporation placing a lien against the unit, subject to applicable legal rights and circumstances.

So if you're considering buying into a building with a large assessment, you also want to understand the payment schedule.

The difference between an assessment that has already been fully paid and one requiring another $8,000 six months after closing is obviously important to your budget.

Should You Buy a Condo With a Special Assessment?

Sometimes, yes.

A special assessment alone isn't enough information to decide whether a condo is a good or bad purchase.

Instead, look at the bigger financial picture.

A building with a reasonable explanation, transparent communication, solid reserve planning and a clear path forward could still be a very good place to buy.

A building with recurring assessments, deferred maintenance, an underfunded reserve and major projects approaching deserves considerably more scrutiny.

And occasionally, what initially looks like a deal on the purchase price becomes much less attractive once you account for the building's upcoming financial obligations.

That's why we don't look at condo fees or special assessments in isolation when helping someone evaluate a condo in Ottawa.

The unit matters.

The price matters.

But you're also buying into a corporation, and its financial health can have a very real impact on the cost of owning your home.

If you're considering a condo in Ottawa and aren't sure what to make of the building's fees, reserve fund or status certificate, the New Purveyors team can help you understand what questions to ask before you commit.

How to Compare the True Monthly Cost of Ottawa Condos

When comparing condos in Ottawa, it is easy to start with the obvious number: the purchase price.

A $450,000 condo looks cheaper than a $475,000 condo. But that does not necessarily mean it will cost less to own every month.

Condo fees, utilities, parking, property taxes, amenities and the financial health of the condominium corporation can all change the equation. In some cases, the condo with the higher list price can actually be the more affordable option to carry.

If you are buying a condo in Ottawa, here is a better way to compare your options.

Start With What the Condo Fee Actually Includes

Looking at the condo fee alone does not tell you very much.

One building might charge $500 per month but leave heat, water and electricity to the owner. Another might charge $700 but include several of those expenses.

Condo fees, formally called common expenses, are used to operate and maintain the condominium corporation. They can cover things like building maintenance, cleaning, management, common areas and contributions to the building's reserve fund.

Exactly what is included varies from one condominium to another.

Before deciding that a building has "high condo fees," find out what those fees are paying for.

Depending on the building, that could include:

• Heat

• Water

• Building insurance

• Concierge or security

• Gym and recreation facilities

• Pool

• Common-area maintenance

• Landscaping or snow removal

• Parking garage maintenance

• Reserve fund contributions

A condo with a lower monthly fee is not automatically a better deal.

Add Back the Expenses That Aren't Included

Once you know what the condo corporation covers, look at what you will still pay yourself.

For example, two similarly priced condos could have very different monthly costs if one requires you to separately pay for heating and water while the other includes them.

Electricity is another one to check carefully. Don't assume utilities are included simply because a listing says "condo fees included." Ask exactly which ones.

The goal is to get both properties onto an apples-to-apples monthly budget.

For each condo you are considering, estimate:

**Mortgage payment

• condo fees

• property taxes

• utilities not included

• parking costs, if applicable

• insurance**

That gives you a much more useful comparison than purchase price alone.

Look at Parking Separately

Parking can be a surprisingly important part of the calculation, especially in central Ottawa.

Some condos include an owned parking space with the unit. Others have separately deeded parking. Some offer rental parking, while other units may have no parking at all.

Even if you do not currently own a car, it is worth understanding what comes with the property you are buying.

The same applies to storage lockers.

When comparing two listings, make sure the price difference is actually for comparable properties. A slightly more expensive condo that includes parking and a locker may be very different from a cheaper unit where neither is included.

Amenities Aren't Free, Even If You Don't Use Them

A pool might look great during a showing.

So might a theatre room, rooftop terrace, 24-hour concierge, guest suites and an elaborate fitness centre.

The question is whether those amenities are valuable to you.

Condo owners contribute toward the common elements of the building whether or not they personally use every amenity.

That does not mean buildings with extensive amenities are a bad choice. For someone who regularly uses the gym, pool, concierge or entertaining spaces, they may add significant value.

But if you know you will never use them, it is worth comparing that building with one offering fewer shared facilities.

Sometimes simpler is exactly what a buyer wants.

Don't Judge a Condo Corporation by Its Monthly Fee Alone

This is where condo comparisons get more interesting.

Imagine two buildings.

One charges relatively low condo fees.

The other charges more each month but has been consistently contributing toward upcoming repairs and replacements.

The lower-fee building may appear more attractive today, but the monthly number does not tell you whether the condominium corporation is financially prepared for future work.

Ontario condominium corporations maintain reserve funds for major repairs and replacements to common elements and assets. Reserve fund studies are used to estimate upcoming work and determine how the fund should be financed over time.

In other words, buyers should not simply ask:

"How much are the condo fees?"

They should also ask:

"What financial position is the building in?"

Why the Reserve Fund Matters

A condo building eventually needs work.

Roofs, windows, elevators, garage structures, mechanical systems and other common elements do not last forever.

The reserve fund is intended to help the condominium corporation prepare for those major repair and replacement costs.

One important misconception is that there is a universal reserve-fund balance that makes a building "healthy." There isn't.

A large building approaching several major projects could reasonably require much more money than a smaller or newer condominium.

What matters is how the reserve fund compares with the corporation's projected expenses and funding plan.

This is one reason looking at condo fees in isolation can be misleading.

And Then There Are Special Assessments

A special assessment is an additional charge to condo owners when the corporation needs funds beyond its regular common expenses.

They can arise from unexpected expenses, budget shortfalls, major repairs, litigation or other financial needs.

This does not mean every condominium that has ever had a special assessment is poorly managed, nor does it mean a building with low fees will inevitably have one.

It does mean buyers should understand that their financial exposure as a condo owner extends beyond the monthly fee shown on the MLS listing.

This Is Where the Status Certificate Becomes Important

For resale condos in Ontario, the status certificate is one of the most important parts of the buying process.

It provides information about both the individual unit and the condominium corporation and can include:

• Current condo fees

• The corporation's budget

• Audited financial statements

• Information about the reserve fund

• The most recent reserve fund study

• Special assessments

• Increases to common expenses

• The condominium's declaration, by-laws and rules

• Insurance information

• Certain litigation involving the corporation

The Condominium Authority of Ontario recommends that buyers review the status certificate with their legal counsel.

This is not just paperwork to complete before closing. It can provide important context for the monthly costs you are agreeing to take on.

A Better Way to Compare Ottawa Condos

When you narrow your search down to a few properties, create a simple comparison.

Condo A

Purchase price:
Condo fee:
Property tax:
Heat:
Hydro:
Water:
Parking:
Storage:
Amenities:
Reserve fund/status certificate notes:

Condo B

Purchase price:
Condo fee:
Property tax:
Heat:
Hydro:
Water:
Parking:
Storage:
Amenities:
Reserve fund/status certificate notes:

Suddenly, the decision becomes much clearer.

You may discover that the condo with the lower fee offers exactly what you need and nothing you don't.

Or you may discover that paying a little more each month gets you several expenses you would otherwise be paying separately.

Neither answer is automatically right.

The Cheapest Condo Isn't Always the Least Expensive Condo

Condos are difficult to compare based on one number because you are not just buying the space inside the unit.

You are also buying into the operations, maintenance and financial obligations of a condominium corporation.

That is why we would rather help a buyer understand why one Ottawa condo costs more than another than simply label a condo fee as high or low.

If you're looking at condos in Ottawa, our team can help you compare individual units, buildings, neighbourhoods and the costs that come with each so you can make a decision based on the full picture, not just the list price.

Ottawa Real Estate Market Update: August 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 August 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 slowed considerably in August, with sales falling much more sharply than is typical for the end of summer.

At the same time, home prices remained relatively steady. That combination created a market with more breathing room for buyers, more competition for sellers, and a noticeable increase in available inventory relative to the pace of sales.

The key question heading into the fall market is whether August was simply an unusually quiet month or the beginning of a more sustained slowdown in Ottawa real estate.

Ottawa Home Sales Dropped Sharply in August

A total of 1,002 homes sold through the Ottawa MLS® System in August 2026, down 18.6% from August 2025.

Sales were also down 24.4% from July. That is particularly notable because the median July-to-August decline over the previous 10 years was only 5.8%. August 2026 therefore represented a much larger slowdown than normal seasonal activity.

The slowdown was also broad-based across Ottawa’s major property types:

• Single-family homes: 535 sales, down 16.3% year over year

• Townhomes: 310 sales, down 19.9%

• Apartments: 136 sales, down 22.3%

Earlier in 2026, weaker activity had been more concentrated in townhomes and apartments. August was different because all three major segments experienced meaningful declines.

Year to date, 9,283 homes have sold in Ottawa, down 6.9% from the same period in 2025.

Ottawa Home Prices Remained Relatively Stable

Despite the sharp decline in sales, Ottawa home prices did not experience the same level of movement.

The average residential sale price was $688,253 in August, up 0.3% from a year earlier and 0.7% from July.

The median sale price was $622,357, down 1.2% year over year and 2.0% from July.

The MLS® Home Price Index recorded a composite benchmark price of $637,700, up 1.0% from August 2025 and 0.6% from July.

These numbers are an important reminder that declining sales do not automatically mean rapidly declining home values.

In August, transaction activity weakened considerably while pricing remained comparatively steady.

Ottawa Housing Inventory Reached Its Highest August Level Since 2016

There were 2,119 new listings in Ottawa during August, unchanged from a year earlier and down 16.2% from July.

Active listings totalled 4,496, up 11.3% year over year. While active inventory declined slightly from July, it remained at its highest level for the month of August since 2016.

The more significant change was in months of inventory, which increased from 3.5 months in July to 4.5 months in August.

Over the previous decade, the median July-to-August change in months of inventory was zero. No increase during that period exceeded 0.4 months, making this year’s one-month increase particularly notable.

The sales-to-new-listings ratio also fell from 52.4% in July to 47.3% in August, another sign that available supply was not being absorbed as quickly.

Homes Are Taking Slightly Longer to Sell

The median time on market increased to 29 days, compared with 28 days in August 2025.

Homes sold for an average of 97.9% of their listing price, unchanged from last year.

These numbers still point to broadly balanced conditions, but sellers are generally competing for fewer active buyers than they were earlier in the year.

That makes pricing, presentation and understanding direct competition especially important heading into the fall market.

Single-Family Homes Remain Ottawa’s Most Stable Segment

Single-family homes continued to show the strongest relative stability among Ottawa’s major housing types.

The single-family benchmark price increased 2.2% year over year, while months of inventory reached 4.0.

Detached homes are not immune to the broader slowdown, but pricing has held up better than in other segments.

For buyers, this means attractive detached homes in desirable Ottawa neighbourhoods may still see meaningful competition even when broader citywide statistics appear softer.

Ottawa Townhome Market Is Showing More Pressure

Townhomes experienced another softer month in August.

There were 4.1 months of townhome inventory, while active listings were 27.1% higher than a year earlier.

The townhome benchmark price was also 4.0% lower year over year.

This is becoming an important segment to watch.

Buyers looking for Ottawa townhomes currently have more options than they did in lower-inventory markets, while sellers need to pay close attention to competing listings and recent comparable sales.

Ottawa Condo and Apartment Market Remains the Softest Segment

Apartment-style properties continued to have the softest market conditions in Ottawa.

Apartments recorded 6.3 months of inventory, a 43.0% sales-to-new-listings ratio, and a median of 42 days on market in August.

There were, however, a few signs of stabilization within the segment. Active apartment listings declined from July, the sales-to-new-listings ratio improved slightly, and the apartment benchmark price increased 1.9% month over month.

So while Ottawa condos remain more buyer-friendly than detached homes, August did not necessarily represent a significant new deterioration in the condo market.

Which Parts of Ottawa Were Strongest in August?

Ottawa’s suburban markets continued to account for more than 70% of residential sales.

However, all three major suburban areas recorded lower sales than a year earlier:

• Ottawa Suburb West: down 14.3%

• Ottawa Suburb East: down 20.0%

• Ottawa Suburb South: down 25.1%

Ottawa Suburb West showed the strongest absorption of the three, with a sales-to-new-listings ratio of 51.9% and 3.6 months of inventory.

Conditions were softer in Ottawa Centre, which recorded 7.0 months of inventory, and Ottawa Rural East, which recorded 6.5 months.

This is another reason citywide averages only tell part of the story. Buyers and sellers may experience very different conditions depending on the neighbourhood, property type and price range they are working within.

What Does the August Ottawa Real Estate Market Mean for Buyers?

For buyers, August created more room to make thoughtful decisions.

Higher inventory and slower sales can mean more time to compare properties, revisit listings, complete due diligence and negotiate without the pressure that often comes with a rapidly moving market.

That does not mean every Ottawa home will be negotiable.

Well-priced detached homes in sought-after neighbourhoods can still attract strong interest. But townhome and condo buyers, in particular, may find more options and more negotiating leverage than they would have had in tighter markets.

What Does the August Ottawa Real Estate Market Mean for Sellers?

For sellers, the market is becoming less forgiving.

There are more listings competing for attention while fewer homes are changing hands.

That means sellers need to understand what buyers are comparing their home against right now, not simply what a neighbour sold for several months ago.

Pricing too aggressively can lead to longer days on market, while strong presentation and realistic positioning can help a property stand out in a market where buyers have more alternatives.

Is Ottawa Becoming a Buyer’s Market?

Not necessarily.

Ottawa still shows many characteristics of a balanced market, but conditions weakened noticeably in August.

A 47.3% sales-to-new-listings ratio and 4.5 months of inventory point to a market that is giving buyers more choice, without yet suggesting a dramatic citywide shift.

The bigger story is the difference between market segments.

Detached homes remain comparatively stable. Townhomes are showing more pressure. Apartment-style properties continue to offer the greatest supply relative to demand.

What to Watch in the Ottawa Fall Real Estate Market

August was only one month, so it is too early to determine whether the slowdown represents a longer-term trend.

The fall market should provide more clarity.

The biggest indicators to watch will be whether sales recover in September, whether months of inventory remain elevated, whether sellers who removed listings over the summer return to the market, and whether pricing continues to hold despite softer sales activity.

For now, Ottawa remains a market where property type, neighbourhood and pricing strategy matter more than broad headlines.

If you are thinking about buying or selling a home in Ottawa this fall, the New Purveyors team can help you understand what is happening in your specific part of the market and build a strategy around current conditions.

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.

Want to chat about your options? Fill out the form at the bottom of the page, or text/call us directly at 613-900-5700 or fill out the form at the bottom of the page.

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.

Are Low Condo Fees Actually Better? What Ottawa Condo Buyers Should Compare

When you’re scrolling through Ottawa condo listings, it’s easy to treat the monthly condo fee like another number to minimize.

$450 a month looks better than $650.

$650 looks better than $850.

So the condo with the lowest fee must be the better deal, right?

Not necessarily.

Condo fees are one of the most misunderstood parts of buying a condo. A lower monthly fee can absolutely be a selling point, but it only means something once you understand what the fee covers, what it doesn't cover, and how the condominium corporation is preparing for future expenses.

Two Ottawa condos with very different monthly fees can actually cost their owners a surprisingly similar amount to live in.

Here’s what buyers should compare instead.

First, what do condo fees actually pay for?

In Ontario, condo fees are formally known as common expenses. They help pay the operating costs of the condominium corporation, maintain the common elements and contribute to the corporation's reserve fund. Depending on the building, they may also cover things like cleaning, building maintenance, management, security, landscaping, garbage collection and shared facilities.

That means the number you see on MLS doesn't tell the whole story.

Imagine two otherwise similar Ottawa condos:

Condo A: $500/month

Condo B: $700/month

At first glance, Condo A saves you $200 every month.

But what if Condo B includes heat and water, while Condo A doesn't?

What if Condo B has a larger reserve fund contribution built into its budget?

What if one building has an underground garage, elevators, a pool and full-time management, while the other has very few common facilities?

The fees aren't necessarily telling you which condo is expensive.

They're telling you how that particular condominium pays for operating the property.

Compare what is included before comparing the number

When looking at Ottawa condos, one of the easiest mistakes is comparing monthly fees without comparing inclusions.

Look at whether the fee includes:

• heat

• water

• air conditioning

• electricity

• building insurance

• parking-related common expenses

• locker-related expenses

• snow removal or landscaping

• concierge or security

• recreation facilities

• building management

Then look at what you'll still pay yourself.

A condo with a $550 fee plus your own heat and water bill may not have the same monthly ownership cost as a condo charging $650 with those utilities included.

And amenities matter too.

Ontario condo owners are required to pay their allocated share of common expenses even if they personally don't use certain common elements.

So if you'll never use the pool, gym, theatre, guest suite or rooftop terrace, those amenities may still affect the corporation's operating and long-term maintenance costs.

That doesn't make an amenity-heavy building bad. It just means the amenities should actually add value to you.

The reserve fund may matter more than saving $50 a month

This is where the conversation about condo fees gets more interesting.

Ontario condominium corporations are required to maintain reserve funds for major repairs and replacement of common elements and corporation assets. Reserve fund studies are performed periodically to determine whether the corporation's current savings and future contributions are expected to adequately cover those costs.

Think elevators.

Roofs.

Parking garages.

Windows or exterior building components where they are the corporation's responsibility.

Mechanical systems.

Those things eventually need significant work.

The question isn't whether an aging building will ever need money spent on it. The question is whether the corporation has adequately planned for those expenses.

Ontario condos must update their reserve fund studies at least every three years after the initial study, alternating between the prescribed types of updates.

So when you see a very low condo fee, one useful question is:

How much is actually being contributed toward future repairs?

A building isn't necessarily financially healthier because owners are paying less today.

Low condo fees and low ownership costs are not the same thing

Consider an exaggerated example.

Building One keeps its condo fees very low.

Building Two charges slightly more every month and allocates more money toward anticipated repairs.

Ten years later, both buildings need major work.

If Building Two has adequately planned for that expense through its reserve fund, the cost may already have been incorporated gradually into owners' contributions.

If Building One experiences a significant budget shortfall, owners may face a different outcome.

One possibility is a special assessment.

A special assessment is an additional amount charged to owners when a condominium corporation needs funds beyond its existing budget. The Condominium Authority of Ontario notes that assessments may arise from circumstances including unexpected repairs, costs exceeding the amount budgeted or litigation.

That doesn't mean low condo fees automatically lead to assessments.

They don't.

And a higher-fee building isn't automatically financially healthy either.

The important point is simply that the monthly fee cannot be evaluated in isolation.

This is why the status certificate matters

For a resale condo purchase in Ontario, the status certificate package gives buyers access to considerably more information than the MLS listing can provide.

It can include the corporation's current budget, audited financial statements, governing documents and information about the reserve fund, among other details.

This is where your lawyer can help identify issues that aren't visible during a showing.

The lobby can look immaculate.

The unit can be beautifully renovated.

The condo fee can appear completely reasonable.

None of those things tell you whether the corporation has significant financial or legal issues.

That's why buying a condo requires evaluating both the unit and the corporation you're becoming part of.

What about a building with high condo fees?

High fees deserve scrutiny too.

A buyer shouldn't simply accept a large monthly payment because “that's what condos cost.”

Ask why they're high.

Sometimes there's an obvious explanation.

The unit is large.

Several utilities are included.

The building has extensive amenities.

There is 24-hour staffing or concierge service.

There are significant shared facilities to operate and maintain.

The corporation may also be directing more money toward its reserve fund.

Other times, high operating expenses may be something you want to investigate further.

The goal isn't to find the Ottawa condo with the lowest fee.

It's to determine whether you're comfortable with what you're receiving and how the corporation is being run for what you're paying.

Compare the total monthly cost instead

When we're comparing condos for a buyer, a much more useful calculation is:

**Mortgage payment

• property taxes

• condo fees

• utilities not included

• parking costs, if applicable

• insurance
  = approximate monthly carrying cost**

Now compare that number between properties.

A $525 condo fee suddenly becomes less impressive if you need to pay another $175 every month for utilities that are included in the condo charging $650.

Similarly, paying slightly more every month might be worthwhile if you're getting amenities you'd otherwise pay for elsewhere.

It depends on the building and on how you actually live.

There isn't one “good” condo fee for Ottawa

This is the part that can frustrate condo shoppers.

There isn't a universal dollar amount that makes a condo fee good or bad.

A 600-square-foot unit in a simple low-rise condominium should not necessarily be evaluated against a 1,200-square-foot unit in a full-service downtown tower.

Different buildings have different:

• unit sizes

• ages

• amenities

• utility arrangements

• staffing

• mechanical systems

• parking structures

• maintenance requirements

• reserve fund needs

Context matters.

Instead of asking:

“Are these condo fees high?”

A better question is:

“Why are the condo fees this amount, and does the building's financial picture justify them?”

That's a much more useful question when deciding whether an Ottawa condo is actually affordable over the long term.

Buying an Ottawa condo? Look past the MLS fee

Condo fees matter. They affect your monthly budget, mortgage qualification and eventual resale appeal.

But the lowest fee on Realtor.ca isn't automatically the winner.

Compare what's included. Look at the amenities you're paying for. Understand the building's financial position. Have the status certificate reviewed. Pay attention to the reserve fund and upcoming major repairs.

You aren't just buying the space inside the unit.

You're also buying into the financial responsibilities of the condominium corporation around it.

If you're comparing condos in Ottawa and trying to understand which building actually offers the better value, the New Purveyors team can help you look beyond the listing price and monthly fee to compare the full picture.

Buying a Tenant-Occupied Property in Ottawa: What Happens to the Tenant When the Home Sells?

You find a property you like. The price works. The location works. Maybe it is even exactly what you have been waiting for.

There is just one detail: someone already lives there.

Buying a tenant-occupied property in Ottawa is completely possible, whether you are purchasing it as an investment or planning to eventually move in yourself. But it is not quite the same as buying a vacant home.

The biggest mistake is assuming that because a property is being sold, the tenant automatically has to leave.

They don't.

Here is what buyers should understand before making an offer on a tenanted home or condo in Ontario.

Does a Tenant Have to Move Out When a Property Is Sold in Ontario?

No. A sale by itself does not automatically terminate a residential tenancy.

If you are buying the property as an investment and intend to keep renting it out, the existing tenancy will generally continue after closing. You effectively become the new landlord and inherit the existing tenancy rather than starting from scratch.

That means the current lease, rent and applicable tenant protections matter when you are deciding what the property is actually worth to you.

For an investor, an occupied property can actually be attractive. There may already be rental income coming in, a payment history to review and no immediate need to find a new tenant.

But it also means you need to understand exactly what you are purchasing.

What Should an Investor Check Before Buying a Tenanted Property?

Do not evaluate the property using only the rent you think you could charge today.

Find out what is actually happening now.

Before making your offer, you may want to review things such as:

• the existing lease agreement

• the current monthly rent

• when the tenancy began

• whether the lease is fixed-term or month-to-month

• which utilities are included

• parking or storage arrangements

• the rent deposit being held

• available documentation regarding payment history

• any agreements or amendments made with the tenant

For example, imagine two nearly identical Ottawa condos both listed for $450,000.

One is vacant and could potentially be rented at current market rates.

The other has a long-term tenant paying substantially less.

Those might be physically identical properties, but they are not necessarily identical investments.

That does not automatically make the tenanted condo a bad purchase. It just changes the math.

What If You Want to Buy the Property and Move Into It Yourself?

This is where things require more planning.

Ontario's Residential Tenancies Act contains a process that may allow a landlord to serve an N12 notice on behalf of a purchaser when the purchaser genuinely intends to occupy the property themselves, or have certain qualifying family members or a caregiver occupy it. The rules differ depending on the type of property and circumstances.

For a purchaser-use N12, the termination date generally must be at least 60 days after the notice is given and cannot be earlier than the end of a fixed-term tenancy. The termination date also has to fall at the appropriate end of the rental period or lease term.

So, if you are buying a property on June 1 but the tenant has a fixed lease running until December 31, you should not simply assume you can take possession in July.

The tenancy needs to be considered when structuring the purchase.

Can You Make Your Offer Conditional on Vacant Possession?

Vacant possession can be addressed in an Agreement of Purchase and Sale, but buyers need to understand the difference between putting something in a contract and the legal process required to actually obtain possession of a tenanted property.

This is an area where the exact wording of an offer matters.

If moving into the home on a specific date is essential to you, that needs to be discussed with your REALTOR® and real estate lawyer before you commit to the purchase.

You do not want to discover a week before closing that your moving truck, current lease termination and financing were all planned around an occupancy date that was never realistic.

What Is an N12?

An N12 is the Landlord and Tenant Board's Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit.

In a qualifying purchase, the current landlord can issue the notice on behalf of the buyer after an Agreement of Purchase and Sale has been entered into.

Purchaser-use provisions can apply where the purchaser genuinely requires the property for residential occupation by themselves, their spouse, certain parents or children, or an eligible caregiver. Ontario also has specific provisions for condominium units.

As of September 2026, a purchaser-use N12 generally requires compensation equal to one month's rent to the tenant, or another acceptable rental unit, with the obligation falling on the landlord serving the notice.

Most importantly, an N12 is a legal process, not simply a request for the tenant to move.

What If the Tenant Doesn't Leave on the N12 Date?

This is another important distinction.

A notice of termination is not the same thing as an eviction order.

If the tenant does not leave, the matter may need to proceed through the Landlord and Tenant Board. Buyers should therefore be careful about treating an N12 termination date as an absolute guarantee that the property will be vacant on that day.

That risk becomes particularly important when you are coordinating the sale of another home, ending your own tenancy or scheduling a move around your closing date.

Can You Just Ask the Tenant to Leave?

A landlord and tenant can mutually agree to end a tenancy. That is different from assuming the tenant is required to leave because the property is being listed or sold.

Any agreement should be properly documented, and buyers should avoid building their purchase around informal assurances.

If vacant possession is critical to the transaction, get professional advice on how that should be handled before removing conditions or finalizing your plans.

What About Buying a Tenanted Condo?

This comes up frequently in Ottawa.

Downtown in particular, buyers often encounter condo units that were purchased by investors and have been rented for years.

The physical condo might be exactly what you want, but there are really two things to investigate:

The condominium itself: status certificate, reserve fund, condo fees, rules, insurance, upcoming projects and the overall financial health of the corporation.

The tenancy: current rent, lease terms, occupancy dates and your intentions after closing.

If you are investing, the existing tenant may be part of the appeal.

If you plan to live there, the tenancy becomes part of your purchase strategy.

Neither scenario is inherently better. They simply require different due diligence.

A Tenanted Property Can Also Create Opportunity

Tenant-occupied listings sometimes receive less attention from buyers.

Photos may be less polished. Showing times can be more restrictive. The property may not be staged. Buyers who need immediate possession might skip it altogether.

That can create an interesting situation for a buyer who has flexibility.

An investor who likes the existing tenancy may see something other buyers don't.

An end user with a flexible timeline may be willing to consider a property that someone with a hard move-in date cannot.

The important part is understanding why the property is being overlooked rather than assuming overlooked automatically means undervalued.

Questions to Ask Before Making an Offer

If you are considering a tenant-occupied property in Ottawa, we would want to establish a few things early:

Who is living there?
Understand the tenancy and who is named on the lease.

What are they paying?
Especially important if you are purchasing as an investor.

When does the current lease end?
A fixed-term lease can materially affect your timeline if you intend to occupy the home.

Why are you buying it?
Your strategy is very different if you want rental income versus a place to live.

Do you need the property vacant by a specific date?
If yes, this needs to be dealt with before you make assumptions about closing.

Does the investment still make sense with the existing tenant?
Run the numbers using the actual tenancy, not an ideal future scenario.

The Bottom Line

A tenant-occupied listing should not automatically scare you away.

But it should change the questions you ask.

For investors, the existing tenancy is part of the asset you are purchasing.

For buyers hoping to move in, the tenancy can affect everything from your offer conditions to your closing and moving timeline.

And in both cases, understanding the situation before you make an offer is considerably easier than trying to solve it afterward.

If you're looking at a tenant-occupied home or condo in Ottawa, New Purveyors can help you evaluate the property, the tenancy and the purchase strategy before you commit. The goal isn't simply to find a property that works on paper. It's to make sure the way you plan to use it works too.

This article provides general real estate information and is not legal advice. Ontario tenancy rules can change and individual situations vary. Buyers and sellers should obtain advice from their REALTOR® and an Ontario real estate lawyer regarding their specific transaction.

Are High Condo Fees a Red Flag? What Ottawa Condo Buyers Should Actually Look At

You find two condos.

One charges $450 a month in condo fees.

The other charges $750.

At first glance, the $450 building looks like the obvious winner.

Not necessarily.

Condo fees are one of the first numbers buyers compare when looking at apartments in Ottawa, but the monthly amount on the listing only tells you part of the story. A condo with higher fees can sometimes be the better-run and more predictable building. A condo with unusually low fees can sometimes be the one worth investigating more carefully.

The question isn't simply:

“Are the condo fees high?”

It's:

“What am I getting for them, and is this building collecting enough money to operate properly over the long term?”

What do condo fees actually pay for?

In Ontario, condo fees are formally known as common expenses.

They help pay for the corporation's ongoing operations, maintenance of common elements and contributions to the building's reserve fund. Depending on the property, they can also cover things such as cleaning, security, landscaping, snow removal, building management, insurance, elevator maintenance and shared facilities.

What is included varies significantly between buildings.

One Ottawa condo might include:

• heat

• water

• building insurance

• a concierge

• a gym

• an indoor pool

• underground parking maintenance

• extensive landscaping

Another might cover little beyond basic building operations and common-area maintenance.

Comparing those two buildings based only on the monthly fee isn't particularly useful.

A $700 condo fee isn't automatically “expensive”

Here's a better way to think about it.

Suppose Condo A charges $700 per month but includes heat and water, has a healthy reserve fund and operates a building with elevators, underground parking, a concierge and several amenities.

Condo B charges $450 but utilities are largely separate, amenities are limited and the building may need significant repairs over the next several years.

Which one is cheaper?

You can't answer that from the listing page alone.

This is why we don't like automatically ruling out a condo because its fee crosses an arbitrary number.

You need context.

Low condo fees aren't automatically a selling feature either

Everybody loves seeing low monthly fees.

And sometimes they genuinely are a positive.

A smaller building with fewer common elements and no pool, concierge or elaborate amenities may simply cost less to operate.

But exceptionally low fees can also raise another question:

Is the condo corporation collecting enough?

Ontario condo corporations are required to maintain reserve funds for major repairs and replacements of common elements and assets. Reserve fund studies are used to estimate upcoming work and determine an appropriate funding plan.

If owners have historically paid very low fees but significant work is approaching, somebody eventually has to pay for that work.

Sometimes that means fees increase.

Sometimes it can mean a special assessment.

This is why the reserve fund matters so much

Think of the reserve fund as the building's long-term repair account.

It's intended for major repairs and replacements rather than ordinary day-to-day expenses.

Depending on the condominium, future projects might involve things such as roofing, windows, elevators, parking structures, mechanical systems or other major common elements.

But there is another misconception here:

A big reserve fund number isn't automatically good, and a smaller one isn't automatically bad.

The Condominium Authority of Ontario specifically notes that the size of the reserve fund alone does not determine whether a condominium is financially healthy. What's more important is whether the corporation is adequately funded for the repairs and replacements it expects to encounter.

A $3-million reserve fund sounds fantastic.

Until you discover the building has a $6-million project approaching.

Context matters.

Again.

What is a special assessment?

This is the phrase condo buyers usually don't want to hear.

A special assessment is an additional charge owners may be required to pay when the corporation needs money beyond what its normal budget can cover.

Ontario's Condominium Authority lists unexpected repairs, projects that cost more than budgeted and litigation among situations that can lead to an assessment.

And these aren't hypothetical concerns.

The CAO notes that owners in some Ontario condominiums have faced assessments reaching thousands or even tens of thousands of dollars.

That doesn't mean you should avoid every building that has ever had an assessment.

Buildings require work.

Unexpected things happen.

What matters more is understanding why the assessment happened and what it tells you about the corporation.

A one-time unexpected issue is different from a building that repeatedly fails to budget for major expenses.

So how can you tell whether condo fees are reasonable?

There isn't one magic monthly number.

Instead, we would look at several things together.

1. What does the fee include?

Utilities can make a significant difference.

So can amenities.

So can services such as security, concierge staff, grounds maintenance or extensive common spaces.

Compare what you're actually paying for.

2. How large is the unit?

Condo fees are generally allocated according to the proportion assigned to each unit in the corporation's declaration, often related to unit size.

A 1,400-square-foot condo and a 500-square-foot condo in the same building shouldn't necessarily have identical monthly fees.

Looking at the fee without considering the unit itself can therefore be misleading.

3. What kind of building is it?

A low-rise condo with no elevator or amenities has a very different expense structure from a high-rise tower with:

• multiple elevators

• underground parking

• a pool

• gym facilities

• concierge staff

• large common areas

• extensive mechanical systems

Those things cost money to operate, insure, maintain and eventually replace.

4. What is happening with the reserve fund?

This is where the status certificate becomes important.

For a resale condo, Ontario status certificates can provide information including the condo corporation's current budget, audited financial statements, reserve fund information, governing documents and certain information relating to the specific unit. The Condominium Authority recommends that buyers review the certificate with their legal counsel.

The $650 monthly fee on Realtor.ca is just one number.

The documents behind it tell you much more.

5. Have fees been changing dramatically?

Condo fees are not fixed forever.

Expenses change, and common expenses can change as the needs and finances of the corporation change.

An increase by itself isn't proof of poor management.

Insurance, utilities, wages, repairs and other operating expenses can all change over time.

But the history can still be worth understanding.

Has the building been making gradual adjustments?

Was there one unusually large increase?

Were fees kept artificially low for years and then corrected?

That history gives you more useful information than simply comparing today's number with the condo next door.

The amenities question buyers often forget to ask

There's another side to this.

Would you actually use what you're paying for?

A rooftop pool looks great in listing photos.

But if you never swim, you are still contributing toward its operation and maintenance.

Ontario condo owners are responsible for their share of common expenses regardless of whether they personally use particular amenities.

That doesn't mean amenities are bad.

For the right buyer, having a gym, pool, guest suites, party room, concierge and rooftop terrace in the building can be genuinely valuable.

The point is to buy into amenities that make sense for your lifestyle rather than assuming more is automatically better.

The condo with the lowest fees isn't necessarily the cheapest condo to own

This is probably the biggest takeaway.

Buyers naturally focus on the visible monthly expense.

But condo ownership has several moving parts.

A better comparison looks at:

Purchase price + condo fees + utilities + property taxes + parking costs + likely upcoming building expenses + what those fees actually provide.

That's a much better picture of ownership than sorting Realtor.ca from “lowest maintenance fee” to highest.

Sometimes the $450 building wins.

Sometimes the $750 building does.

And sometimes the most important information isn't visible in the listing at all.

Before ruling out an Ottawa condo because of its fees, look deeper

We wouldn't recommend buying a condo while ignoring high maintenance fees.

But we also wouldn't recommend automatically avoiding one because the number looks high.

The better questions are:

What does the fee cover?

How is the corporation being managed?

What does the reserve fund look like relative to upcoming work?

Have there been special assessments?

Are any major repairs planned?

What are you personally getting for the money?

And what does the status certificate tell us that the listing doesn't?

That's the difference between shopping for the condo with the lowest monthly fee and shopping for a condo that actually makes financial sense.

If you're comparing condos in Ottawa, the New Purveyors team can help you evaluate the building as well as the individual unit, including pricing, comparable sales, condo fees, listing history and the information that should be investigated before you commit to a purchase.

What Is Kitec Plumbing, and Should You Buy a Condo That Has It?

You’re looking at a condo, everything seems relatively normal, and then somewhere in the listing documents or status certificate you see two words:

Kitec plumbing.

If you’ve never heard of it before, a quick Google search can make it sound like the building is about to flood.

The reality is more nuanced.

Kitec is a type of plumbing system that was installed in many Canadian homes and condos, particularly during the late 1990s and early 2000s. It later became associated with premature failures in some pipes and fittings and was the subject of a major North American class-action settlement.

So if you’re buying a condo in Ottawa and discover Kitec, should you walk away?

Not automatically.

But you definitely want to understand exactly what still exists in the unit and building before you buy.

What Exactly Is Kitec Plumbing?

Kitec was a flexible plumbing system sold in Canada between approximately 1995 and 2007.

It typically used plastic and aluminum composite piping with brass fittings. One common version used orange pipe for hot water and blue pipe for cold water, although colour alone should never be used to conclusively identify a plumbing system.

It was installed in houses, townhouses and condo buildings.

The problem wasn't that every Kitec pipe immediately failed.

The concern developed because certain pipes and fittings could deteriorate prematurely, potentially leading to leaks or flooding. Problems with Kitec eventually resulted in a US$125-million class-action settlement covering affected systems in Canada and the United States.

Why Does Kitec Come Up So Often With Condos?

Part of it is simply timing.

A lot of condo construction happened during the period when Kitec was being sold, so buyers looking at buildings from that era may encounter it.

But Kitec becomes particularly complicated in a condo because plumbing doesn't always fit neatly into “mine” and “the building's.”

Some pipes may service your individual unit.

Others may be part of the common elements.

And the condominium declaration determines where responsibility lies.

There have even been Ontario court cases involving condo corporations requiring owners to replace Kitec located inside their units.

In one case, Hawkins v. Toronto Standard Condominium Corp. No. 1696, individual owners were responsible for the affected pipes because those pipes serviced their individual units. The condo corporation coordinated the replacement program to make the work more efficient.

That’s why the question isn't simply:

“Does this condo have Kitec?”

It’s:

“Where is it, who is responsible for it, and what has already been replaced?”

What If the Kitec Has Already Been Replaced?

This is an important distinction.

Seeing “Kitec” somewhere in the building's history doesn't necessarily mean the condo you're considering still has it.

Many condo corporations have already completed building-wide or unit-by-unit replacement programs.

If the seller says the Kitec was replaced, we'd want documentation.

Ideally, you want to know:

• What exactly was replaced?

• Was all Kitec removed from the unit?

• Who completed the work?

• Was the work coordinated or inspected by the condo corporation?

• Is there documentation confirming completion?

• Does Kitec remain anywhere else in the building?

A receipt saying that a plumber did some work is useful.

Confirmation that the full affected system was replaced is better.

What If the Unit Was Re-Piped but the Building Still Has Kitec?

This is where things get interesting.

Imagine the seller replaced every affected pipe inside their condo.

Great.

But what if other units haven't?

Or Kitec remains in another part of the building?

Your own unit may have addressed the issue, but you still own a percentage of the condominium corporation.

A major water loss elsewhere in the building can potentially affect common expenses, insurance claims and the corporation's overall financial picture.

So we'd want to understand the building-wide situation, not just what happened inside Unit 804.

Can the Condo Corporation Force Owners to Replace It?

There is Ontario case law where that has happened.

In York Region Standard Condominium Corporation No. 972 v. Lee, leaks in a building led the corporation to require owners to remove Kitec plumbing from their units. The Court of Appeal for Ontario ultimately upheld an order requiring the owners involved in the case to complete the work and permit inspection.

That doesn't mean every condo corporation can automatically issue the exact same requirement under every circumstance.

Condo declarations, unit boundaries and individual facts matter.

But it does demonstrate why an unresolved Kitec issue isn't something we'd ignore simply because there hasn't been a leak in the particular unit you're buying.

Will Insurance Cover a Condo With Kitec?

This is one of the first things we'd check.

Insurance underwriting varies by company, but Kitec can affect the availability or terms of insurance.

For example, Canadian insurer Square One states that many insurance companies may refuse to insure homes with Kitec, although it offers coverage options for many such properties itself.

So don't rely on someone telling you:

“It should be insurable.”

Before firming up on the purchase, give the actual property details to your insurance provider or broker and ask.

You want confirmation for that unit in that building, not a general answer about Kitec.

Does Kitec Automatically Mean a Special Assessment Is Coming?

No.

But this is absolutely something worth investigating.

If the building still has Kitec and the corporation intends to replace it, the next question is how that work will be paid for.

Depending on the condo's declaration, the location of the plumbing and how the corporation structures the project, responsibility could fall differently between individual owners and the corporation.

If the corporation is responsible for a major project and the reserve fund doesn't have sufficient money available, owners could potentially face additional costs.

That doesn't mean Kitec equals special assessment.

It means you need to understand the replacement plan and who is paying for it before deciding what the condo is worth to you.

Can You Spot Kitec During a Showing?

Sometimes you can see clues.

Orange and blue flexible piping may be visible under sinks, around mechanical areas or where plumbing is exposed.

But don't use that as your inspection method.

Not all plumbing is visible, colours aren't conclusive, and a unit may contain a mixture of original and replacement plumbing.

A better approach is to combine the physical inspection with the condo documents and, where necessary, advice from a qualified plumber.

RECO recommends that buyers investigate the age and condition of a property's major systems, including plumbing, rather than relying only on what is visually obvious during a showing.

What Should You Look for in the Condo Documents?

If Kitec is known to exist or previously existed in the building, we'd want to understand the entire history.

That might include:

• Notices sent to owners about Kitec

• Previous or planned replacement programs

• Whether replacement is mandatory

• Which portions are considered unit components versus common elements

• Whether the unit you're buying has completed the required work

• Any outstanding costs associated with replacement

• Building insurance information

• Evidence of previous major leaks or claims

This is also where having the status certificate package reviewed by a lawyer matters.

You're not simply checking whether the condo corporation has money in the bank.

You're trying to understand whether there is an unresolved building issue that could affect you after closing.

So, Should You Buy a Condo With Kitec?

There isn't a universal yes or no.

We'd look at three very different situations differently.

Kitec existed historically, but the building completed a documented replacement program: probably a very different concern than a building that has taken no action.

Kitec remains, but there is a clear replacement plan and known cost: now you can factor that information into your buying decision.

Kitec remains and nobody can clearly explain the scope, responsibility or plan: that's where we'd want considerably more information before proceeding.

The word itself isn't the entire issue.

The unresolved risk is.

One Building Problem Can Matter More Than the Unit Itself

This is one of the reasons condo shopping is different from shopping for a freehold home.

You can walk into a beautifully renovated condo with new floors, a new kitchen and a great view.

None of those things tell you what's inside the walls or what's happening financially throughout the rest of the building.

Kitec is just one example.

When we help buyers compare Ottawa condos, we're looking at the unit, but we're also looking at the corporation behind it.

Because sometimes the most important part of a condo purchase isn't visible during the showing at all.

Who Pays for Water Damage in an Ontario Condo? What Ottawa Owners and Buyers Should Know

You wake up and there’s water coming through your condo ceiling.

The unit above you had a leak, your flooring is damaged, part of the drywall needs to come out and now several people are involved: you, the upstairs owner, property management, the condo corporation and potentially multiple insurance companies.

So who actually pays?

In an Ontario condo, the answer is not automatically “the person whose unit the water came from.”

Water damage is one of the situations where the difference between owning a condo and owning a freehold home becomes very clear. Responsibility can depend on where the water originated, what was damaged, how your condo defines a standard unit, the corporation’s insurance policy and its governing documents.

Here’s how it generally works.

First, There Is More Than One Insurance Policy Involved

When you own a condo, the building has insurance and you should have your own insurance too.

Under Ontario’s Condominium Act, condo corporations are required to maintain property insurance covering the units and common elements against specified major perils, including water escape.

That does not mean the corporation’s insurance covers everything inside your condo.

Your personal condo policy typically exists to cover things outside the corporation’s responsibility, such as personal belongings, improvements to the unit and other coverage specific to you. The Condominium Authority of Ontario specifically recommends that owners understand where the corporation’s coverage ends and their own needs begin.

That distinction becomes extremely important after a flood.

The “Standard Unit” Is One of the Most Important Things to Understand

Imagine you bought a condo that originally came with basic laminate flooring.

A previous owner later installed expensive engineered hardwood.

Then a pipe bursts and ruins the floor.

Who replaces it?

Potentially more than one party.

Ontario condominiums generally have something called a standard unit definition. It establishes which elements are considered part of the basic unit for repair and insurance purposes.

The condo corporation is generally responsible for repairing damage to common elements and standard-unit elements. Owners are generally responsible for improvements and non-standard elements.

That means the corporation’s responsibility may be to restore something to its defined standard rather than recreate every renovation or upgrade that exists inside the unit.

The CAO notes that items such as appliances and flooring may fall outside the standard-unit definition depending on the corporation’s documents.

This is why two owners experiencing essentially the same leak could have different insurance situations in two different condo buildings.

If the Water Came From Upstairs, Does the Upstairs Owner Pay?

Not necessarily.

This is probably the biggest misconception around condo water damage.

If water originated in the unit above you, that fact alone does not automatically determine who ultimately pays for every repair.

You need to know:

• What caused the leak?

• Was anyone negligent?

• What part of the building was damaged?

• Is the damaged item part of the standard unit?

• What does the condo corporation's declaration say?

• Does the corporation have an insurance deductible by-law?

• What do each of the relevant insurance policies cover?

For example, there can be an important difference between an owner overflowing a bathtub and a building pipe unexpectedly failing behind a wall.

And even the phrase “pipe behind the wall” doesn't necessarily answer the question. Condo declarations establish boundaries between units and common elements, so responsibility needs to be checked against the actual governing documents.

The safest assumption is not that upstairs automatically pays.

It’s that the source of the water begins the investigation.

What If the Leak Comes From a Common Element?

Now imagine the leak isn’t caused by another resident.

It comes through the roof, the building envelope or a piece of shared plumbing.

The condo corporation is generally responsible for maintaining and repairing common elements, although the declaration and other governing documents can affect the exact division of responsibilities.

Again, that does not necessarily mean the corporation pays to replace everything you personally own inside the unit.

Damage to your furniture, electronics, belongings or improvements may fall under your own insurance.

Think of it as two separate questions:

Who is responsible for fixing the source of the problem?

And:

Who is responsible for everything the water damaged?

Those answers can be different.

Then There’s the Insurance Deductible

This is where condo water damage can get expensive surprisingly quickly.

Every insurance policy has a deductible, and the corporation’s policy may have a much larger deductible than the personal policy you carry for your own unit.

The Condominium Authority of Ontario notes that condo corporation deductibles can range from hundreds to tens of thousands of dollars depending on the policy.

Generally, the corporation's insurance deductible is treated as a common expense.

However, Ontario law and a corporation's governing documents can create circumstances where an owner becomes responsible for some or all of that deductible.

For example, where an owner or someone residing in their unit causes insured damage through an act or omission, section 105 of the Condominium Act can allow an amount up to the lesser of the repair cost or applicable corporation deductible to be charged to that unit. Condo corporations may also have by-laws that extend the circumstances in which owners can become responsible for a deductible.

That is one reason condo owners should ask their insurance broker specifically about coverage for condo corporation deductible assessments, rather than assuming a basic contents policy covers every possible condo-related expense.

A $30,000 Deductible Doesn't Mean You Automatically Owe $30,000

This part is worth clarifying.

Suppose the condo corporation has a $30,000 water-damage deductible.

That doesn't mean every owner involved in a leak immediately receives a $30,000 bill.

Whether an individual owner can be charged depends on the circumstances, the Condominium Act and the corporation's governing documents.

But it is still a number owners should know.

If your building has a substantial water-damage deductible and there are circumstances under which it can be charged back to an individual unit, you want your personal insurance coverage structured accordingly.

Buyers Can Check Some of This Before They Purchase

Water damage probably isn’t top of mind when you’re touring a condo.

But some of the documents that matter after a flood are available before you ever buy the unit.

A resale condo status certificate package can include:

• The declaration, by-laws and rules

• The corporation's current insurance certificates

• Financial information

• The reserve fund information

• Information about litigation

• The standard-unit definition or related documents, where applicable

The Condominium Authority of Ontario specifically lists current insurance certificates among the information contained in a status certificate package.

That makes the status review useful for more than identifying condo fees or special assessments.

It can also help your lawyer identify how the building handles insurance and repair responsibilities.

If You're Buying a Condo, Ask These Questions

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

But there are a few useful questions to ask:

What is the corporation's water-damage deductible?

If it’s particularly high, ask your insurance provider whether your personal policy would adequately protect you if you became responsible for it.

How does this condo define a standard unit?

If the unit has been substantially renovated, understand which portions may be considered improvements.

Has the building had significant water issues before?

One isolated plumbing issue is different from a history of repeated envelope, garage, roof or plumbing problems.

Are there any deductible or indemnification provisions in the condo documents that I should know about?

This is exactly the sort of thing a real estate lawyer can flag during a status certificate review.

Condo Ownership Means Owning More Than the Unit

When you buy a condo, you aren't only purchasing the kitchen, bedroom and balcony you saw in the listing photos.

You're buying into a legal and financial structure that determines how the building operates when something goes wrong.

Most of the time, you may never think about the corporation’s insurance deductible or standard-unit definition.

Then one morning there is water coming through the ceiling.

Understanding those details before that happens can make a very stressful situation significantly easier to navigate.

If you're buying a condo in Ottawa, the New Purveyors team can help you compare not only the units themselves, but the buildings and documents behind them so you have a clearer picture of what you're actually buying.

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.