Why You Probably Can’t Airbnb Your Downtown Ottawa Condo — And What Smart Investors Are Doing Instead

The dream is tempting: buy a stylish condo in downtown Ottawa, throw it up on Airbnb, and let short-term guests cover the mortgage while you build equity.

But here’s the truth in 2025: if you don’t live in the unit full-time, you probably can’t rent it out on Airbnb — legally or practically. Between city bylaws and strict condo rules, most downtown investors are finding out the hard way that short-term rental income isn’t part of the equation.

Here’s what you need to know before you buy — and what smart buyers are doing instead.

Short-Term Rental Rules in Ottawa (2025 Edition)

In Ottawa, short-term rentals (like Airbnb or Vrbo) are only allowed in your primary residence. That means the unit you actually live in, full-time — not a second property or an investment unit. If you don't receive mail there, file taxes there, and live there the majority of the time, it doesn’t qualify.

Even if it is your primary residence, you still need a valid short-term rental permit from the City of Ottawa. This comes with specific rules about insurance, safety, and taxes — and most importantly, it doesn’t override condo board restrictions.

Most Downtown Condo Buildings Don’t Allow It

Even if a unit qualifies under the city’s rules, most condo corporations in Centretown, the ByWard Market, Hintonburg, and Little Italy have banned short-term rentals entirely. That’s their right — and it’s legally enforceable under Ontario condo law.

The logic is simple: high Airbnb turnover can increase noise complaints, wear and tear on shared spaces, and security concerns. It also makes the building feel less like a home and more like a hotel. Many condo boards have responded by updating their declarations to prohibit short-term stays altogether.

Even buildings that once permitted it have changed course in recent years.

What Happens If You Try Anyway?

If you rent out a unit without city approval or in violation of condo rules, you risk:

• Fines from the city

• Legal action from the condo board

• Insurance issues (your policy may not cover damages or liability from unauthorized rentals)

• Permit revocation, if you’re found to be in violation

It’s also worth noting that city staff now actively monitor short-term rental platforms to identify illegal listings — and neighbours are quick to report what they see.

So... What Are Investors Doing Instead?

Short-term rentals may be off the table, but Ottawa condos are still a solid long-term investment — especially with a strong rental market and low vacancy rates.

Here’s how smart investors are adjusting:

1. Renting long-term (12-month leases or more):
Many investors are shifting to long-term tenants — often professionals, students, or couples who want the downtown lifestyle. Buildings near uOttawa, Tunney’s Pasture, and LRT stations tend to rent quickly.

2. Offering 30+ day furnished rentals:
The city’s short-term rental rules only apply to stays under 30 days. Some owners are now targeting mid-term renters — like contract workers, diplomats, or relocating families — with fully furnished, 1–3 month leases. These are legal and in demand, especially in centrally located units.

3. Choosing buildings with high owner occupancy:
Investor-heavy buildings can struggle with resale value, building upkeep, and tenant stability. Many buyers now prefer buildings with a higher percentage of owner-occupants, knowing it often means better board decisions, quieter hallways, and more pride of ownership.

4. Focusing on appreciation and lifestyle:
Instead of counting on monthly cash flow, some buyers are playing the long game — choosing units in growing neighbourhoods like Little Italy or the future Lebreton Flats development zone, where infrastructure improvements could drive long-term value.

Final Word

If your condo investment strategy relies on Airbnb, you’ll want to rethink it before signing on the dotted line.

The good news? Ottawa’s condo market still offers excellent long-term opportunities — as long as you’re clear on the rules and have a plan that works.

If you’re looking for a unit that will rent well, hold its value, and fit within the city's bylaws and the building’s rules, I can help you find it.

Let’s talk about your next move.

5 Subtle Red Flags to Watch for When Touring a Downtown Ottawa Condo

Buying a condo in downtown Ottawa can be exciting — modern buildings, great locations, and the promise of walkable city living. But not every unit is what it seems, and some of the biggest regrets come from things buyers don’t notice until after the deal closes.

Whether you’re a first-time buyer, a downsizer, or just looking for a smart investment, here are five subtle red flags to watch for when touring a condo downtown.

1. The building feels… empty
If you're touring during a weekday or early afternoon, it's normal for things to be quiet. But if the building always feels empty — no mail outside doors, no signs of daily life — it could point to low owner occupancy. Buildings with fewer full-time residents often have higher turnover and less community involvement, which can affect everything from noise complaints to how well the building is maintained.

2. The hallways tell a different story than the unit
Most listings focus on the interior of the unit — fresh paint, staged furniture, clean countertops. But don’t skip the common areas. Are the hallways clean? Do the elevators run smoothly? Is the front entrance secure and well-maintained? Poor upkeep in shared spaces can be a red flag about how engaged the condo board or property manager is — and that matters long term.

3. The condo fees seem “too low” for what you’re getting
Everyone loves low fees — until the elevator breaks and there’s no money to fix it. If you’re looking at a building with amenities like a gym, concierge, or underground parking, but the fees seem surprisingly low, ask questions. How much is in the reserve fund? When were the last major repairs? Has the board had to issue special assessments before? A status certificate review is essential, but even during a showing, don’t be afraid to ask the listing agent what those monthly fees cover.

4. The view might not last
One of the perks of condo living is the view — whether it’s the city skyline, green space, or open sky. But Ottawa is growing fast, and that empty lot or low-rise building next door could be the site of a future development. Before falling in love with a view, it’s worth checking the City of Ottawa’s development applications map or asking your Realtor if anything is already approved nearby.

5. You’re too focused on the finishes
It’s easy to be wowed by upgraded appliances and quartz countertops — but those are the things you can change. What you can’t change is the floor plan, the natural light, the noise levels, or the ceiling height. Don’t let flashy staging distract you from the fundamentals. Ask yourself: will this space still work for me in five years? Is there storage? Is the layout functional for how I live?

Final Thoughts
Downtown condos can offer incredible lifestyle and investment potential — but the smartest buyers know what to look for beyond the surface. The red flags aren’t always obvious, but they matter. The good news? You don’t have to figure it all out on your own.

If you’re thinking about buying a condo in Ottawa, I can help you spot the opportunities — and avoid the regrets.

Let’s talk about your next move.

What to Ask Before Buying a Pre-Construction Condo in Ottawa

Buying a pre-construction condo in Ottawa can seem like the perfect way to get exactly what you want. Everything is brand new, the finishes are modern, and you might get a bit more time to save up before closing. But buying a condo that doesn’t exist yet comes with its own set of risks and rules.

Whether you’re a first-time buyer or a seasoned investor, here’s what you need to know before signing on the dotted line.

What Is a Pre-Construction Condo, Exactly?

A pre-construction condo is a unit you agree to purchase before it has been built. You buy based on floorplans, brochures, and showrooms, with a projected closing date that could be years away. During that time, you’ll make scheduled deposit payments, and the builder is responsible for constructing and finishing the unit according to the contract.

Sounds simple — but there’s more to it than just waiting for the keys.

Key Questions to Ask Before You Buy

The glossy renderings and sleek sales centres can make any pre-construction project look perfect. But smart buyers know to dig a little deeper. Here are a few questions you’ll want answered up front.

1. What’s the deposit structure?
Most Ottawa pre-construction condos require between 15 to 25 percent in deposits, paid over time. Ask when those payments are due and how they’re structured. Some developers offer extended deposit schedules, which can ease the financial load.

2. Is the builder reputable?
Do some research on the developer’s history. Have they completed other projects in Ottawa? Were those delivered on time? What do past buyers say? A builder with a strong local track record is a good sign.

3. What happens if the project is delayed? Or canceled?
Delays are common in new builds, and in rare cases, entire projects can be canceled. Ask what protection you have and how long the builder can delay closing before you can walk away.

4. Can you assign the unit before it’s built?
An assignment allows you to sell your purchase contract before closing. Not all builders allow this, and some charge a fee. If flexibility is important to you, make sure your contract includes an assignment clause.

5. Are the projected condo fees realistic?
Ask for a breakdown of estimated condo fees and how they were calculated. New buildings often underestimate fees to make the unit look more affordable. If the number seems too good to be true, ask more questions.

What Does Tarion Cover, and What Doesn’t?

In Ontario, new builds are covered by the Tarion Warranty Program, which protects buyers against major defects and delays. But it doesn’t cover everything.

Here’s what is generally included:

• Deposit protection (up to a certain amount)

• Delayed closing compensation

• One-year and two-year warranties on certain materials and labour

• A seven-year warranty on major structural defects

Always read the fine print and ask your lawyer to review your contract. The warranty is helpful, but it won’t protect you from every issue that can come up.

Understanding Floorplans: What to Look For

Since you can’t walk through the unit, floorplans are your best tool for understanding the space. But not all layouts are created equal.

Watch for:

• Narrow or windowless bedrooms

• Long hallways that eat up square footage

• Kitchens with limited counter space or storage

• Poor natural light due to window placement or building orientation

• Lack of entry storage or closet space

Ask for a model with a similar layout if one exists, or better yet, bring someone who has reviewed hundreds of floorplans before. Small layout issues can feel much bigger once you move in.

The Extras: What Are You Really Getting?

Builders often promote included features like quartz counters, upgraded appliances, or high ceilings. Ask for the full list of standard features and compare it to what’s shown in the model suite. Sometimes what you see is an upgrade.

Also, check:

• Whether parking or storage is included

• If there are caps on closing costs (such as development charges)

• What finishes are available and how customizations work

Getting clear on the details now can save you from unpleasant surprises later.

Matt’s Advice: Treat It Like an Investment, Even If You’re Living In It

Buying pre-construction isn’t just about getting a new place — it’s about making a smart, long-term investment. Think about resale value, building location, walkability, and the reputation of the builder.

Here’s what I often tell clients: pick the unit that gives you options. Choose a layout that’s flexible. Choose a location that stays desirable. And choose a building that’s likely to hold its value, whether you’re living there five years or fifteen.

Final Thoughts

Buying a pre-construction condo in Ottawa can be a great move, but it’s not as simple as picking a pretty floorplan and waiting for it to be built. There are legal, financial, and logistical details that need attention — and a little due diligence now can go a long way.

If you’re considering a new build, let’s talk. We’ve helped dozens of clients navigate Ottawa’s pre-construction market and can walk you through the process step by step.

Reach out anytime. We’re here to help you make a confident move.

Top 7 Must-Have Features in an Ottawa Condo — The Ultimate Buyer Checklist

Buying a condo in Ottawa can be exciting, but it can also be overwhelming. Between shiny new finishes, staged furniture, and amenity lists a mile long, it’s not always easy to tell what actually matters when it comes to value and day-to-day living.

Whether you’re buying your first condo or upgrading to something new, here’s a simple, no-fluff checklist of features worth paying attention to.

These are the things that stand the test of time — the features that make a real difference in comfort, resale value, and lifestyle.

1. A Smart Layout with Storage That Works

Square footage is important, but layout is everything. A smaller condo with a functional floor plan can feel bigger than a larger one with wasted space.

Look for:

• Defined entryways and living spaces

• Minimal hallway “dead zones”

• Storage solutions like coat closets, linen storage, and well-sized bedroom closets

• Kitchen cabinets that go all the way to the ceiling

• Space for a real dining table or work-from-home setup

Open concept is great — but only if it’s well thought out.

2. Natural Light and Window Quality

Light makes a huge difference in how a space feels. South or west-facing units often get the best sun, but it depends on surrounding buildings and trees.

You’ll also want to check:

• Size and placement of windows (especially in bedrooms)

• Condition of seals and insulation

• Whether windows open and close properly

• The view — because a wall of brick 10 feet away might not feel great after a few months

If you’ll be spending a lot of time at home, don’t underestimate how much light impacts your day-to-day energy.

3. A Building That’s Been Well Maintained

No matter how nice the unit looks, the building matters just as much — if not more. You’re buying into the entire structure and the shared financial responsibility that comes with it.

Ask about:

• The age of the roof, elevators, windows, and mechanical systems

• When the last major upgrades were done

• Any upcoming special assessments

• The health of the reserve fund (your lawyer can help you review the status certificate)

Well-run buildings hold value better and tend to have fewer financial surprises.

4. Amenities That Actually Add Value

It’s easy to get distracted by rooftop terraces, party rooms, or even golf simulators — but not all amenities are equally useful (or equally well maintained).

Some of the most valuable amenities in Ottawa condos include:

• Gym or fitness room (bonus if it’s bright and well-equipped)

• Secure bike and locker storage

• Underground parking

• Dog washing stations or pet-friendly spaces

• Package delivery lockers or concierge service

You’re paying for these amenities in your condo fees, so make sure you’ll actually use them — or at least that they add long-term value.

5. Walkability and Access to Transit

Location is one of the biggest drivers of long-term resale value. It’s also key for quality of life.

Look for condos within walking distance to:

• LRT stations or frequent bus routes

• Grocery stores, cafés, and restaurants

• Parks, trails, and public greenspace

• Schools or work hubs (especially if you plan to rent the unit in the future)

Condos in walkable neighbourhoods like Centretown, Hintonburg, Little Italy, or Old Ottawa East often maintain demand — even when the market slows.

6. Features That Future-Proof Your Space

The way people live is changing. Flexibility and tech-readiness matter more now than ever.

Features worth watching for:

• USB outlets and plenty of plugs

• Wired internet access in multiple rooms

• Smart locks, fobs, or video intercoms

• EV charging options in the garage

• Multi-use rooms or sliding wall dividers for working from home

Even if you don’t need all of this now, buyers in five years might — and that could give your unit the edge when it’s time to sell.

7. A Building Culture That Fits Your Lifestyle

Condo life is more than just square footage. You’re also sharing walls, elevators, and common areas — so it’s important to feel like the vibe fits your needs.

Think about:

• Who tends to live in the building (retirees, young professionals, investors, etc.)

• Whether it’s quiet or social

• How rules are enforced (noise, pets, short-term rentals)

• The state of common areas — are they clean and inviting?

The right building should feel like a place you’re happy to come home to.

Final Thoughts

Buying a condo in Ottawa means weighing more than just price per square foot. It’s about finding the right mix of comfort, lifestyle, and long-term value — both for you and for future resale.

If you’re not sure what to prioritize, that’s where we come in.

We’ve toured hundreds of Ottawa condo buildings and know what features actually matter. Whether you’re just starting your search or narrowing it down to a few favourites, we’ll help you find the right fit — and avoid costly surprises.

Ottawa Real Estate: From Pandemic Surge to 2025 Stability

What the Data Really Says (Jan 1 – July 21, 2020–2025)

If you’re trying to understand what’s really happening in Ottawa’s real estate market, not Kemptville, Arnprior, Rockland, or Renfrew, this is for you. Most stats lump the city in with outlying towns, which can distort the numbers and mislead both buyers and sellers.

This post focuses strictly on City of Ottawa data: detached homes, semis, townhomes, condo apartments, and condo townhomes; tracked across six years from January 1 to July 21. We’ve zeroed in on how the market has moved since the 2021 sales peak and 2022 price peak, and where things stand today in 2025.

Detached Homes – Pricing Has Nearly Fully Recovered

In 2022, detached homes in Ottawa hit their highest-ever average price: $976,701. That peak didn’t last — prices fell to $878,269 in 2023, a sharp -10.1% drop.

But as of July 2025, the average detached price has climbed back to $905,980; up +3.2% from last year, and only -7.2% below the 2022 peak. The market hasn’t fully bounced back, but it’s close. Detached homes are leading Ottawa’s pricing recovery.

Semi-Detached – Quiet but Strong Climb Back

Semi-detached homes peaked in 2022 at $801,503, before dropping to $750,064 in 2023; a -6.4% dip. As of 2025, the average price is up to $773,485, gaining back most of the loss and now just -3.5% below the peak.

This segment isn’t flashy, but it’s quietly one of Ottawa’s best-performing property types for price stability and recovery.

Townhomes – Affordability Wins Again

Ottawa townhomes reached $695,859 in 2022, then dropped to $619,916 in 2023; a -10.9% slide. In 2025, they’ve rebounded to $628,922, regaining most of that lost ground and proving their appeal among budget-conscious buyers.

With back-to-back year-over-year price increases and a strong floor under values, townhomes continue to be one of the most stable segments in Ottawa real estate.

Condo Apartments – Still Lagging Behind the Pack

Condo apartments hit a high of $461,155 in 2022, but took a hit in 2023, falling to $437,305. In 2025, they’re up slightly to $444,366, still -3.6% below the peak.

What’s more telling: sales volume has dropped off a cliff. In 2021, over 2,100 condo apartments sold in Ottawa. In 2025? Just 1,144; a -45.7% drop. Oversupply, rising rates, and reduced investor appetite continue to challenge this segment.

Condo Townhomes – Underrated and Holding Steady

In 2022, condo townhomes averaged $479,798. They dipped to $431,167 in 2023 and have since crept back to $436,712 in 2025. That’s still ~9% off the peak, but the consistent upward trend speaks to strong affordability and utility.

This is the workhorse segment; not flashy, but reliable. With relatively shallow declines and steady pricing, condo townhomes are a smart choice for families who need space but not the detached price tag.

Unit Sales – The 2021 Frenzy Is Long Gone

Remember the pandemic peak? Here’s how 2021 compares to 2025 in actual sales volume:

• Detached homes: 3,355 (2021) → 2,449 (2025) ↓27%

• Semi-detached: 600 → 390 ↓35%

• Townhomes: 2,089 → 1,532 ↓26.6%

• Condo apartments: 2,108 → 1,144 ↓45.7%

• Condo townhomes: 795 → 725 ↓8.8%

The urgency of 2021 is gone. Buyers are more selective, more budget-aware, and they’re negotiating harder. The volume shift confirms this: demand didn’t disappear, it just normalized.

Days on Market – A Slower, Healthier Market

Back in 2021 and early 2022, properties flew off the shelf in under two weeks. Fast-forward to 2025 and the average days on market (DOM) has more than doubled:

• Detached homes: 10 → 26 days

• Semi-detached: 11 → 25 days

• Townhomes: 8 → 26 days

• Condo apartments: 17 → 43 days

• Condo townhomes: 9 → 31 days

This isn’t a sign of weakness — it’s a return to balance. Buyers can take their time. Sellers need smart pricing strategies. And agents have a real opportunity to add value again through marketing and negotiation.

Final Take: Ottawa Has Stabilized — and That’s a Good Thing

From 2020 to 2022, Ottawa’s market exploded. From 2023 to 2024, it reset. And in 2025, we’re now seeing clear signs of recovery in nearly every segment — especially detached, semis, and townhomes.

• Most property types have regained nearly all of their 2022 value

• Sales volume is down, but demand remains steady

• Buyers and sellers are on more equal footing

If you’re expecting a crash, you’re waiting for something that already happened and was corrected. Ottawa’s market is no longer red-hot… but it’s far from cold.

It's stable. It's balanced. It's what a sustainable real estate market is supposed to look like.

Want Hyper-Local Stats?

If you'd like information based on the town, suburb, or specific neighbourhood you currently live in, or are thinking about moving into, just let me know. I can break down the data for your exact area so you can make confident, informed decisions in today’s market.

- Mitch

Mitch MacKenzie

mitch@mattrichling.com

Are Ottawa Condo Fees Too High? Here’s What You’re Really Paying For

If you’re considering buying a condo in Ottawa, there’s one line item that’s probably caught your eye—and maybe even made you pause. Condo fees.

Maybe it’s $380 a month. Maybe it’s $900. Maybe the unit is listed lower than expected, but the monthly fees seem unusually high. What do they actually cover? Are they too high? And are they worth it?

Here’s what every buyer should know about condo fees in Ottawa: what they include, what’s normal, and how they affect your bottom line.

What Are Condo Fees?

Condo fees, also known as maintenance fees, are monthly payments made by every unit owner in a condominium building. These fees are pooled together to cover all shared building expenses.

This usually includes building insurance, cleaning and maintenance of common areas (like hallways, the lobby, elevators, and shared spaces), landscaping, snow removal, and general repairs. A portion of the fee also goes toward the building’s reserve fund, which is money set aside for future major repairs or replacements—things like a new roof, garage updates, or exterior work.

If your building includes amenities like a gym, pool, or concierge, those costs are also covered through your condo fees. Some buildings go a step further and include utilities such as heat, water, or hydro. Others do not. It all depends on the building’s structure and how it was originally set up.

What Do Condo Fees Typically Cost in Ottawa?

In Ottawa, condo fees can vary quite a bit based on the age of the building, the size of the unit, and what’s included. In general, a low-rise condo with no major amenities might charge between $250 and $400 per month. A mid- or high-rise condo with basic amenities like a gym or party room might land between $400 and $600. Luxury buildings with things like a concierge, pool, sauna, or rooftop terrace can easily range from $600 to over $900 a month.

Keep in mind that the size of the unit also matters. Most buildings calculate fees based on a percentage of ownership, meaning larger units typically pay more each month than smaller ones in the same building.

When High Fees Might Be Worth It

It’s easy to assume that high condo fees are a bad thing, but that’s not always true. In fact, some buildings with higher fees offer significantly more value than their lower-fee counterparts.

For example, higher fees might include 24-hour concierge service, heated underground parking maintenance, all-inclusive utilities, access to a professionally maintained gym or indoor pool, or regular cleaning and repair schedules that preserve the long-term value of the building. Higher fees also often mean a well-funded reserve, which reduces the likelihood of owners being hit with unexpected bills down the road.

In many cases, what looks like a “high” fee might actually save you money or stress over time. It’s all about what’s included and how the building is managed.

Are High Condo Fees a Red Flag?

Not necessarily. A better question to ask is: What am I getting for my money? And is the reserve fund healthy?

Low fees can sometimes be misleading. A building with low condo fees might be cutting corners or underfunding its reserve fund, which can lead to larger issues in the future. That’s when owners might face special assessments—one-time payments required from every unit owner to cover major repairs that the reserve fund can’t handle.

To protect yourself, always ask about what’s included in the monthly fee, whether the reserve fund study is up to date, and whether there are any planned increases or upcoming major repairs. These details are typically outlined in the building’s status certificate, which your lawyer will review before your purchase is finalized.

How Condo Fees Affect Your Mortgage

One thing many buyers don’t realize is that condo fees can impact how much a lender is willing to approve you for.

When you get pre-approved for a mortgage, the lender isn’t just looking at your purchase price. They’re looking at your total monthly housing costs—including condo fees. That means a condo with high fees might reduce how much you qualify for, even if the unit itself is more affordable.

For example, a $450,000 condo with $900 in monthly fees could end up being harder to qualify for than a $500,000 condo with only $300 in fees. It doesn’t mean either is better or worse—it just means it’s important to consider the full monthly picture, not just the list price.

Real Examples From the Ottawa Market

Every building is different. If you're trying to compare, it helps to look at real examples. On our site, we’ve built some of the most detailed condo pages in Ottawa—including pricing history, amenities, and fee breakdowns—so buyers can understand exactly what they’re getting into.

Want to see the difference between a building with all-inclusive fees and one with bare-bones maintenance? Compare buildings like The Bowery at 255 Bay Street with The Mondrian at 324 Laurier Avenue West. Some buildings offer rooftop terraces, others include hydro, and some are better known for their well-managed reserve funds. Our team knows the ins and outs of each one—and we’re happy to walk you through what to expect.

The Bottom Line

Condo fees aren’t a nuisance—they’re part of what makes condo living easy and low-maintenance. That said, not all fees are created equal. What matters is what’s included, how the building is run, and how those fees fit into your overall financial plan.

If you’re in the market for a condo in Ottawa, we can help you compare your options, read between the lines, and make a smart investment. Reach out anytime—we’re here to help.

What’s the Deal With Special Assessments? What Ottawa Condo Buyers Need to Know in 2025

You’ve probably heard the term “special assessment” pop up while browsing Ottawa condos or reviewing a status certificate — and if you’re like most buyers, your first reaction was probably: “Is this a bad sign?”

The short answer? Not always.
But special assessments are one of the most misunderstood parts of buying a condo in Ottawa, and knowing what they are — and how to spot red flags — can save you a lot of money and stress down the line.

Let’s break it down in plain language.

What Is a Special Assessment?

A special assessment is a one-time fee charged to unit owners when the condo corporation doesn’t have enough money in its reserve fund to cover major repairs or unexpected costs.

Think of it as the building passing the hat around when something big needs to be fixed, and there’s not enough in savings to cover it.

Common reasons for a special assessment include:

• Roof replacements

• Elevator upgrades

• Structural issues

• Heating/cooling system failures

• Emergency repairs (e.g. water damage, fire recovery)

• Legal or insurance disputes

Should You Panic if a Special Assessment Pops Up?

Not necessarily.

A special assessment doesn’t always mean the building is falling apart. In some cases, it reflects a board that’s being transparent about upcoming work and doing what’s needed to maintain the building.

But in other cases, it can point to poor financial planning, an underfunded reserve, or a building that hasn’t been properly maintained, which is why it’s so important to read between the lines.

How Much Are Special Assessments in Ottawa?

It depends on the size of the repair, the size of your unit, and how many owners are sharing the cost.

We’ve seen assessments as low as $2,000 per unit for minor repairs, and as high as $20,000+ for major work in older buildings.

In rare cases, owners can choose to pay in monthly instalments or a lump sum, but not always. And yes, if you’re the owner at the time the assessment is issued, it’s your responsibility.

How to Spot Risk Before You Buy

This is where the Status Certificate becomes your best friend. Before closing on a condo in Ottawa, your lawyer will review this document, which includes the reserve fund study, financial statements, and info about any upcoming special assessments.

Here’s what we look for in every deal:

• Is the reserve fund healthy?
  A newer building might have $200K–$400K in reserves. Larger or older buildings should be closer to $1M+, depending on size and age.

• When was the last reserve fund study done?
  These are required every three years in Ontario. An outdated study is a red flag.

• Are there upcoming projects not fully funded?
  If big repairs are planned but the fund is short, an assessment might be on the horizon.

• Are fees suspiciously low?
  If fees haven’t gone up in 5+ years or are way below market averages, the reserve fund may not be getting enough contributions.

Should You Avoid Buildings With Special Assessments?

Not always.

Some buyers actually use an upcoming assessment as leverage to negotiate the purchase price or ask for a credit at closing. In other cases, the assessment is already paid, and the work is complete, which means you’re getting a unit in a freshly updated building with no major surprises on the horizon.

In short: it depends on the context.

And that’s exactly what we help you figure out.

Final Thoughts

Special assessments can sound scary, but they don’t have to be a dealbreaker. The key is understanding why the assessment exists, how the building is managed, and what your long-term costs could be as an owner.

We work with condo buyers across Ottawa every day to help them decode the financial health of the building, not just the unit. Whether you’re looking at a Centretown loft, a Westboro high-rise, or something tucked near the LRT, we’ll help you know exactly what you’re walking into.

Have questions about a condo listing or status certificate?
Send it our way. We’ll review it with you and make sure there are no costly surprises waiting behind the scenes.

What’s a Good Condo Fee in Ottawa? A 2025 Guide to What You Should (and Shouldn’t) Be Paying

If you’ve spent more than five minutes looking at Ottawa condos for sale, you’ve probably asked yourself this:
“Is that condo fee normal?”

We get it. Condo fees can feel like a mystery, especially when you see two similar units, side by side, with completely different monthly costs. One is $350/month, the other is $750/month. Why the gap? And is either of those actually a good deal?

In this post, we’re breaking down what a typical condo fee looks like in Ottawa in 2025, what those fees cover, and how to tell the difference between a well-managed building and one that might cost you more in the long run.

What Do Condo Fees Actually Cover?

In most Ottawa buildings, condo fees include more than just maintenance. They typically cover a combination of:

• Building insurance (not your contents, just the structure and shared spaces)

• Reserve fund contributions

• Common area maintenance (lobby, elevators, hallways, exterior)

• Garbage removal and snow clearing

• Water and/or heat in many buildings

• On-site amenities like gyms, pools, party rooms, etc.

Some older buildings or luxury towers also include hydro, cable, or concierge services in the monthly fee. But every building is different, so what’s included should always be confirmed in the listing or status certificate.

So… What’s a Normal Condo Fee in Ottawa in 2025?

While there’s no single right number, we’ve seen the following ranges in our daily work with condo buyers and sellers:

• Newer construction (built post-2015):
  ~$0.45–$0.65 per square foot, depending on amenities

• Older buildings (built pre-2000):
  ~$0.70–$1.00 per square foot, often due to increased upkeep and fewer energy-efficient systems

• Luxury buildings:
  $0.80–$1.20+ per square foot, often with full-time concierge, pools, gyms, guest suites, and more

For example, a 700 sq ft condo with a $0.60/sq ft fee would cost about $420/month. Not bad, especially if it includes water, heat, and a gym.

When Low Fees Aren’t Always a Good Thing

Everyone loves a deal, but ultra-low condo fees can be a red flag if you’re not careful. Here’s why:

• Underfunded reserve fund: If the building hasn’t set enough money aside for major repairs (like roof replacement or elevator upgrades), you could be hit with a large special assessment later on.

• Deferred maintenance: Low fees may mean corners are being cut. That often shows up as peeling paint, broken intercoms, or outdated systems.

• No recent increases: While it’s tempting to see “stable fees” as a good thing, a well-run condo will typically raise fees slightly each year to keep pace with inflation and rising costs.

We always recommend reviewing the Status Certificate to see the reserve fund balance, recent budget, and any upcoming repairs.

When High Fees Might Be Worth It

Not all high condo fees are a bad sign. In fact, in some buildings, they’re a fair reflection of the services and amenities offered, or the age of the structure.

Higher fees might be justified if the building includes:

• 24/7 concierge or security

• Full-sized gyms or indoor pools

• Guest suites and event spaces

• Hydro and cable

• Elevator or mechanical upgrades recently completed

In many downtown buildings like The Hudson, Claridge Plaza, or The Mondrian, you’ll find slightly higher fees but with a strong reserve fund and great long-term value. It all depends on your priorities.

How to Compare Condo Fees Like a Pro

When you’re comparing listings, don’t just look at the dollar figure — dig into the value behind the fee.

Here’s what we recommend evaluating:

• Price per square foot (not just total fee)

• What’s included in the monthly cost

• Age and condition of the building

• Reserve fund health and upcoming major projects

• Percentage of units owner-occupied (more owners = better long-term stability)

• Amenities you’ll actually use (and which you’re paying for)

And don’t forget — a $500/month condo fee in a building that includes everything may end up cheaper long-term than a $300/month fee that doesn’t even cover your water bill.

Final Thoughts

In Ottawa’s condo market, not all fees are created equal. A “good” condo fee isn’t just a number — it’s a reflection of how well the building is run, what you’re getting in return, and how much financial risk you’re carrying as an owner.

That’s where we come in. As a team that specializes in Ottawa condos, we help buyers look beyond the listing price and monthly fee to understand the full financial picture, before you sign anything.

Wondering if that condo fee is too high, too low, or just right?
Send us the listing. We’ll give you an honest take — and help you understand exactly what you’re buying into.

Ottawa’s Best Condo Buildings for Walkability in 2025

No Car? No Problem. These Condos Put You Steps From Everything.

If you’re moving to downtown Ottawa and wondering whether you need a car, the answer might surprise you.

With the expansion of the LRT, a growing network of bike lanes, and neighbourhoods built around the “15-minute lifestyle,” more condo buyers are choosing to ditch their cars and prioritize walkability. And in 2025, that’s not just possible in Ottawa—it’s a smart move.

In this guide, we’ll break down what makes a condo walkable, what you should consider before going car-free, and our top building picks for anyone looking to live in the heart of it all.

Why Walkability Matters More in 2025

Let’s be real—car ownership isn’t cheap. Between rising insurance rates, gas prices, parking costs, and maintenance, your vehicle might be eating into your home-buying power more than you realize.

Add in remote work, the convenience of food delivery, and better public transit, and many buyers are realizing they don’t actually need to drive every day.

Choosing a walkable condo means:

• Living steps from groceries, coffee shops, and transit

• Skipping the stress of winter parking or storage

• Saving money (or putting that budget toward a nicer unit)

• Enjoying a healthier, more community-driven lifestyle

What Makes a Condo “Walkable”?

For this list, we’re looking at condo buildings that:

• Score 90+ on Walk Score

• Are within a short walk to transit, shops, and restaurants

• Offer amenities that support car-free living (bike storage, car share, in-building gym or concierge for deliveries)

This isn’t about how flashy the building is—it’s about the quality of life when you’re on foot.

The Top Walkable Condo Buildings in Ottawa (2025 Edition)

1. The Bowery – 255 Bay Street

Neighbourhood: Centretown
Walk Score: 96
Why it makes the list: Steps from Bank Street, Parliament, groceries, and the Lyon LRT station. It’s also one of the few newer buildings downtown with lower condo fees, great amenities, and a rooftop lounge that feels like a boutique hotel.

2. The Slater – 199 Slater Street

Neighbourhood: Financial District
Walk Score: 98
Why it makes the list: Location doesn’t get more central than this. Right near Sparks Street, the Rideau Centre, and major government buildings. Perfect for professionals who want to walk to work and take the LRT anywhere else.

3. The Rideau – 383 Cumberland Street

Neighbourhood: ByWard Market
Walk Score: 99
Why it makes the list: Sandwiched between Ottawa U and the Market, this building puts you close to campus, grocery stores, and restaurants. Rideau LRT station is just around the corner, and the Rideau Canal is a 7-minute walk.

4. The Galleria – 200 Besserer Street

Neighbourhood: Sandy Hill
Walk Score: 97
Why it makes the list: A great choice for students or downtown professionals. Walk to class, transit, and groceries without sacrificing space or comfort. Galleria also has a solid reputation for long-term value and community feel.

5. 700 Sussex Drive

Neighbourhood: ByWard Market / Parliament Hill
Walk Score: 99
Why it makes the list: One of Ottawa’s most prestigious condo addresses, right between the Market and the Hill. You can walk to everything from here—fine dining, cultural events, coffee shops, and transit. Ideal if you want luxury and convenience.

6. The Merit – 108 Lisgar Street

Neighbourhood: Elgin Street / Downtown Core
Walk Score: 98
Why it makes the list: Close to City Hall, Elgin Street, and the Canal, The Merit is perfect for someone who wants upscale design with walkable lifestyle. Great for people who work in politics, public service, or who just love being at the centre of it all.

Things to Think About Before Going Car-Free

Living without a car is easy—if you plan ahead. Here are a few things I ask clients to consider:

• What’s your grocery situation? A building near a Metro, Farm Boy, or Loblaws is a game-changer.

• Will you commute by transit? Look for condos near an LRT station (Line 1 or Line 2).

• Are you okay using Uber or Zipcar occasionally? Some buildings have partnerships or car share on-site.

• How often do you leave the city? If you travel to the suburbs or cottage country regularly, no car might not work.

Bonus tip: If you’re living without a car, parking becomes an asset. Buy a unit without parking for a lower price, or buy one with parking and rent the spot for income.

Ottawa’s downtown core isn’t just walkable—it’s designed for car-free living. And in 2025, more buyers are waking up to the fact that walkability doesn’t just improve your lifestyle—it saves you money and puts you in the centre of the action.

Whether you’re relocating, downsizing, or buying your first condo, I can help you find a unit in a walkable, high-demand building that matches your lifestyle goals.

📩 Want a curated list of Ottawa condos with the best walkability scores?
Send us a message and we’ll put together a personalized shortlist based on what matters most to you.

The Best Ottawa Condos for First-Time Investors: 2025 Edition

Thinking about buying your first investment property in Ottawa? You’re not alone.

As rent prices climb and new inventory continues to be absorbed quickly, more people are turning to downtown condos as a way to start building wealth. But not all buildings are created equal—especially if you're new to real estate investing.

Whether you’re looking for a turnkey unit with low overhead or a high-demand rental in the heart of the city, this guide will walk you through some of the best condos in Ottawa for first-time investors in 2025—and what to watch for before you buy.

Why Condos Are a Smart First Investment in Ottawa

Condos are often the easiest entry point into the real estate market for new investors because they’re:

• Low maintenance (no snow removal or exterior upkeep)

• More affordable than freehold homes downtown

• Often located in high-demand rental areas

• Backed by established condo boards and reserve funds

Downtown Ottawa also has a steady pool of potential tenants—students, young professionals, government workers, and travelling healthcare staff—making it one of the most stable urban rental markets in Canada.

What First-Time Investors Should Look For

Not every downtown condo makes a good investment. Here’s what to prioritize:

• Reasonable condo fees: Under $0.75/sq ft is ideal, depending on amenities.

• Strong rental demand: Close to transit, schools, hospitals, and employment hubs.

• Good building management: Look at reserve fund studies, maintenance records, and special assessments.

• Flexible rental policies: Check whether short-term rentals are allowed (if that’s part of your plan).

• Layout efficiency: Open layouts, in-unit laundry, and functional floor plans tend to rent faster.

Top 5 Downtown Ottawa Condos for First-Time Investors (2025 Edition)

Based on local market trends, rental demand, and investor performance, here are some standout buildings to consider:

1. The Bowery – 255 Bay Street

• Neighbourhood: Centretown

• Why it works: Efficient, modern layouts with rooftop amenities, low condo fees, and strong rental appeal to professionals.

• What to know: Studios and 1-beds rent fast here. Lower turnover costs due to newer construction.

• Typical rental range: $1,800–$2,400/month depending on size and finish.

2. The Mondrian – 324 Laurier Avenue West

• Neighbourhood: Downtown Core

• Why it works: Centrally located with sleek units and popular amenities (pool, gym, rooftop terrace). Great walk score.

• What to know: Units with unobstructed views or parking tend to see stronger resale and rental value.

• Rental range: $2,100–$2,800/month for 1- and 2-bedroom units.

3. The Hideaway – 340 McLeod Street

• Neighbourhood: Centretown / Bank Street Corridor

• Why it works: Industrial-chic design and a sought-after rooftop pool. Consistently strong tenant demand from young professionals and medical staff.

• What to know: Some unique layouts—focus on functional units with balconies for the best value.

• Rental range: $1,950–$2,600/month.

4. SoBa – 203 Catherine Street

• Neighbourhood: Centretown South

• Why it works: High design aesthetic, floor-to-ceiling windows, and a growing reputation among renters. Still undervalued relative to its quality.

• What to know: South-facing units are brighter and often rent quicker, with some short-term rental potential depending on the unit.

• Rental range: $1,950–$2,700/month.

5. The Slater – 199 Slater Street

• Neighbourhood: Financial District

• Why it works: One of the only buildings in Ottawa that allows short-term rentals (Airbnb-friendly), making it a unique option for furnished rentals.

• What to know: Requires a different management approach, but has high cash flow potential.

• Rental range: $2,000–$3,000/month furnished.

What to Avoid in Your First Investment Property

Even if a building looks appealing, there are red flags that should make you pause:

• Outdated reserve fund studies

• Multiple recent special assessments

• Units with awkward layouts or no windows in bedrooms

• Lack of in-unit laundry

• Strict rental restrictions or age-limited buildings

Advice for First-Time Investors

Buying your first investment property can feel overwhelming, but it doesn’t have to be.

The biggest mistake we see is people focusing too much on just the purchase price. You need to understand the building, the financials, and the neighbourhood trends. The right unit in the right building can set you up for long-term success.

If you’re thinking about investing in a downtown Ottawa condo, the key is finding a building that offers both present-day rental appeal and long-term value. The five options above are a great place to start, but the best choice always depends on your goals, budget, and lifestyle.

📩 Want to chat about your first investment property?
Reach out directly for a one-on-one strategy session or request a list of available units that match your ideal criteria.

The 5 Things No One Tells You About Buying a Condo in Ottawa

Buying a condo in Ottawa seems simple enough. You find the right unit, sign some papers, and get the keys, right?

Not quite.

While condos are often marketed as the “easy” way to buy into the market, there’s a lot going on behind the scenes that can impact your investment, your lifestyle, and your peace of mind. From hidden fees to how your building is managed, what you don’t know can cost you.

Here are five things most buyers don’t find out until after they’ve moved in. Read this before you start touring—and thank yourself later.

1. Not all condo fees are created equal

Yes, some buildings have higher monthly fees. But that doesn’t always mean they’re overpriced. You have to look at what’s included.
Some condos cover everything—heat, water, building insurance, concierge, gym access, even internet. Others give you the basics and leave the rest to you.

What to look for:
Ask what your condo fees include. Then compare apples to apples. A lower fee with fewer inclusions isn’t always the better deal.

2. The status certificate is your best friend

It sounds boring, and yes—it’s a lot of legal language. But the status certificate is where you find out if the condo corporation is financially healthy, if there are any lawsuits, and if major repairs are coming up.

What to look for:
You want a healthy reserve fund, no pending special assessments, and a well-managed corporation. Don’t skip this step. It can save you thousands.

3. Your view might not be forever

That stunning 17th-floor sunset view? It might be blocked by a new development two years from now. Ottawa is growing fast, and downtown airspace is constantly evolving.

What to look for:
Work with someone who knows what’s planned nearby. We keep tabs on new developments, zoning applications, and where the cranes are going next, so your dream view doesn’t become a brick wall.

4. Parking and storage aren’t guaranteed

Just because you saw a car in the listing photos doesn’t mean parking is included. The same goes for lockers. In some buildings, these are separate purchases or rentals.

What to look for:
Always confirm what’s included with the unit. Ask if it’s owned or exclusive-use. If you don’t drive, you might even be able to negotiate a better deal without it.

5. The building’s personality matters more than you think

Every condo has a vibe. Some feel like luxury hotels. Others are quiet and residential. Some buildings are more investor-heavy, which can mean more turnover and Airbnb traffic.

What to look for:
Ask about the owner-to-renter ratio. Walk the halls. Check the lobby. Talk to your agent about how the building fits your lifestyle, not just your budget.

Final Thoughts

Buying a condo is about more than just square footage and finishes. It’s about the building, the management, the neighbourhood, and the long-term value.

If you want a condo expert who can help you buy smarter—not just faster—I’d be happy to help. Whether you’re comparing buildings, browsing pre-construction, or just figuring out if condo living is right for you, I’m here to give you real answers and real support.

Which Ottawa Condo Building Matches Your Lifestyle?

Because not all condos (or condo buyers) are created equal.

Intro Text:
Thinking about buying a condo in Ottawa, but not sure where to start? With dozens of buildings, vibes, and amenities to choose from, it can feel like you're one open house away from a breakdown.

This quick quiz will match you with the type of building that best suits your lifestyle, values, and day-to-day needs. Whether you're all about luxury living, creative vibes, or low-key functionality, we’ll help you find the right fit — no boring buildings allowed.

The Quiz:

1. What’s your top condo must-have?
A. Concierge and valet parking
B. Low fees and a solid reserve fund
C. Exposed concrete and a rooftop lounge
D. Close to transit and a good gym

2. How do you feel about condo amenities?
A. The more the better — give me a pool, spa, theatre
B. Keep it simple — I just want clean and efficient
C. A cool party room and rooftop BBQ, yes please
D. Functional is fine — I’ll actually use the gym and bike storage

3. Your ideal weekend sounds like...
A. Relaxing in the hot tub after a day of shopping
B. Brunch, errands, a walk by the river
C. Checking out a local gallery, then drinks on the rooftop
D. Hitting the gym, biking to a festival, or working from a café

4. What’s your design aesthetic?
A. Marble, gold finishes, and hotel vibes
B. Clean lines, smart layout, neutral tones
C. Industrial loft meets art gallery
D. Modern, practical, and built for living

5. When it comes to your neighbourhood, you want…
A. Prestige — close to Parliament, museums, and fine dining
B. Peace and convenience — with groceries and trails nearby
C. Culture — somewhere with live music, shops, and street art
D. Accessibility — I need LRT, bike lanes, and a great coffee spot

Results:

Mostly A’s – The Luxe Life
You’re here for the five-star experience. You want your home to feel like a boutique hotel and love having amenities you might use once just because they’re there.

Your match:

• The Re Residences (Downtown)

• The SoHo (Champagne or Lisgar)

• The Slater (Bank & Slater)

Mostly B’s – The Practical Pro
You’re a smart buyer who wants solid value, minimal surprises, and a space that just works. No fluff, no nonsense — just a well-run building in a good location.

Your match:

• The Galleria (Sandy Hill)

• Central Phase 1 (Centretown)

• Mondrian (Bank Street)

Mostly C’s – The Creative Urbanite
You want your home to feel like an extension of your personality. You love thoughtful design, cool amenities, and being close to the city’s best culture, food, and nightlife.

Your match:

• The Eddy (Hintonburg)

• Studio Argyle (Centretown)

• The Exchange (Lebreton)

Mostly D’s – The Active Realist
You live in your condo — it’s not just a place to sleep. You want convenience, community, and good bones, in a neighbourhood that fits your routine and your weekend.

Your match:

• The Bowery (Centretown)

• Claridge Moon (Downtown, connected to LRT)

• Tribeca East (Metcalfe & Lisgar)

Not sure where you land?
We’ve toured them all. Whether you’re early in the process or ready to make a move, we’ll help you find a condo that fits your lifestyle and your long-term goals.

Why Walkability Matters When Buying a Condo in Ottawa

When you’re buying a condo in Ottawa, square footage, finishes, and amenities often get top billing. But one key factor is often overlooked—and it can dramatically impact your day-to-day life: walkability.

Whether you're a remote worker, a downsizer, or a first-time buyer, choosing a condo in a walkable neighbourhood can elevate your lifestyle, reduce your dependence on a car, and even protect your investment over time. Here’s why it matters—and how to find the right location.

What is Walkability, and Why Does it Matter?
Walkability is more than just the ability to stroll to the nearest coffee shop. It’s about living in a neighbourhood where daily errands, dining, transit, and recreation are all easily accessible on foot. In Ottawa, that could mean access to the LRT, bike lanes, grocery stores, dog parks, or even your office.

Living in a walkable area improves quality of life and contributes to better physical and mental health. You’ll spend less time commuting and more time enjoying your neighbourhood. Plus, in a city like Ottawa—where winter can complicate travel—it can mean fewer cold waits at the bus stop or icy drives.

Best Walkable Neighbourhoods for Condo Living in Ottawa

• Centretown: You’re steps from Parliament Hill, the Rideau Canal, Elgin Street restaurants, and grocery stores. It’s ideal for professionals who want to ditch the car and still have a vibrant nightlife and cultural scene.

• Westboro: With boutiques, breweries, cafes, and quick access to the Ottawa River bike paths, Westboro offers a mix of luxury and lifestyle in a calm, community-focused area.

• The Glebe: This classic neighbourhood combines charming residential streets with Bank Street retail and quick access to Lansdowne Park events.

• Little Italy/Hintonburg: Known for its cool factor, these neighbourhoods combine trendy coffee spots with indie shops, galleries, and transit connectivity.

Walk Score Isn’t Everything—Do Your Own Test
Websites like Walk Score can be a great starting point, but they don’t always tell the whole story. When touring a condo, ask yourself:

• Can I walk to get groceries, go out for dinner, or pick up a prescription?

• Is the area well-lit and safe after dark?

• Are there sidewalks, benches, parks, or bike paths nearby?

• How long would it take me to walk to the LRT or nearest bus stop?

These questions help paint a more realistic picture of what your daily life might look like.

Resale Value and Walkable Locations
Here’s the kicker: walkability isn’t just good for your lifestyle—it’s good for your investment. Condos in highly walkable areas tend to hold their value better, especially as Ottawa continues to expand its LRT system and densify urban cores. Buyers increasingly prioritize convenience, especially in a hybrid work world.

Final Thoughts
When you're buying a condo in Ottawa, don’t just look at what’s inside the unit—consider what’s outside your front door. Walkability shapes your routine, your comfort, and your connection to the city.

If you’re searching for a walkable condo in Ottawa, reach out anytime and let’s find a space that fits your lifestyle as much as your budget.

Can You Airbnb Your Condo in Ottawa? What You Need to Know in 2025

Short-term rentals have become a popular way for condo owners to generate extra income, but in Ottawa, it’s not as simple as listing your place on Airbnb and handing over the keys. With stricter city regulations in place since 2021 (and new enforcement measures added in 2024), many buyers are now asking: Can I legally Airbnb my condo in Ottawa in 2025?

The answer depends on where you live, how your condo is zoned, and what your condo board allows. Here’s everything you need to know before buying a condo with Airbnb potential—or renting out your current one.

1. Ottawa’s Short-Term Rental Bylaw (2021–2025 Recap)

Ottawa’s short-term rental bylaw limits most Airbnb-style rentals to your primary residence. That means:

• You can only rent out a condo you live in full-time, either entirely (when you’re away) or partially (a room or shared space)

• Secondary properties (like investment condos or units you don’t live in) cannot be used for short-term rentals

• Hosts must register with the City of Ottawa and pay an annual fee (~$110 as of 2025)

• You must also collect and remit the 4% Municipal Accommodation Tax

💡 If you’re not living there, it’s not legal to short-term rent it. Full stop.

2. What Counts as a “Primary Residence”?

Your primary residence is where you live most of the time, pay taxes, and receive mail. It’s the address on your driver’s licence, health card, and voter registration.

If you live somewhere else—even part of the year—the condo is considered a secondary dwelling, and cannot be legally rented on Airbnb or VRBO.

3. Does Your Condo Building Allow It?

Even if your unit qualifies as your primary residence, your condo board can still prohibit short-term rentals. Many downtown Ottawa buildings—especially newer high-rises—have added restrictions or outright bans due to:

• Security concerns

• Noise complaints

• Increased wear and tear

• Insurance complications

Before buying a condo with Airbnb in mind, ask your agent to request the status certificate and building bylaws. If short-term rentals are banned or restricted, that’s where you’ll find it.

4. What About 30+ Day Rentals?

Longer-term furnished rentals—30 days or more—fall outside the short-term rental bylaw and are generally legal (though still subject to RTA rules). These can be great options for:

• Government relocations

• Students

• Corporate stays

• Health-care workers on temporary contracts

💡 If you're looking to invest, targeting 30+ day furnished rentals may offer flexibility without running into legal trouble.

5. Enforcement in 2025: Yes, It’s Real

Since 2024, the City of Ottawa has stepped up enforcement, issuing fines up to $100,000 for repeat offenders. Platforms like Airbnb and VRBO now require proof of registration for all Ottawa listings, and complaints from neighbours can trigger an investigation.

Buying a condo you plan to rent short-term without doing your homework isn’t just risky—it could leave you stuck with a unit you can’t use the way you planned.

Final Thoughts

In 2025, Ottawa’s short-term rental rules are clear: unless it’s your primary residence and your building allows it, you can’t legally run an Airbnb. But that doesn’t mean condos are off the table for rental income—long-term and mid-term rentals are still in demand across the city.

Thinking about buying a condo as an investment, a part-time home, or a hybrid use?
Let’s connect. I’ll help you make sure your purchase fits your goals—and the city’s rules.

Should You Buy a Condo with a Tenant in Place? Here’s What to Know Before You Do

In Ottawa’s competitive real estate landscape, especially in the condo market, buyers are often faced with an unexpected scenario: a unit that’s already tenanted. Whether you're looking for a future home or considering your first investment property, it’s worth understanding exactly what it means to buy a condo with a tenant in place, because the process, rights, and risks aren’t always what they seem.

1. Yes, the Lease Survives the Sale

If a condo is currently rented out, that lease does not end when the property sells. Under Ontario’s Residential Tenancies Act (RTA), the lease transfers to the new owner with all terms intact—including the rent, duration, and conditions.

So if you're planning to move in, and the tenant is still mid-lease, you won’t be able to occupy the unit until that lease ends—and even then, proper notice must be given.

💡 The only legal way to end a tenancy for personal use is after the lease term is up, and with at least 60 days’ written notice.

2. Buying for Personal Use? Know the Timing

Let’s say you're buying a condo to live in, but it’s tenanted month-to-month. You may be able to move in, but only after you’ve legally given notice for personal use. That notice must come after closing, not before. In other words:
✔ You must be the legal owner
✔ You must provide 60 days’ notice to the tenant (with the date aligning to the rental period)
✔ You must intend to move in within a reasonable time (typically 90 days)

You also need to use form N12 through the Landlord and Tenant Board—and you can’t just evict a tenant to flip or re-rent the unit.

🚨 Filing an N12 dishonestly is considered bad-faith eviction and can result in serious fines.

3. Inheriting a Tenant as an Investor

On the flip side, buying a condo with a tenant in place can be a smart move for investors. You’re earning rental income from day one, and you get to skip the leasing process.

However, you’ll also be inheriting:

• The current rent rate (which may be below market)

• The existing lease terms

• Any outstanding issues between the tenant and the previous landlord

Ontario’s rent control laws cap how much you can increase rent annually for most units built before November 15, 2018. If the condo was built after that date, you may have more flexibility, but double-check before assuming.

💡 Get a copy of the lease agreement and ask for proof of rent payments and deposit transfers as part of your due diligence.

4. How This Affects Financing and Insurance

If you’re buying as a primary residence, having a tenant can complicate financing, since most lenders won’t approve a standard owner-occupied mortgage unless the unit will be vacant at closing.

In contrast, if you're buying as an investment, your lender may allow you to use the rental income to qualify, but will also expect:

• A larger down payment (typically 20%)

• Proof of lease

• Confirmation of rent received

Your insurance will also need to reflect that this is a rental property, not an owner-occupied home.

5. Is It Worth It? How to Decide

Buying a condo with a tenant isn’t necessarily a red flag—it’s a question of alignment with your goals. Ask yourself:

• Are you planning to move in immediately?

• Is the rent close to the market rate?

• Does the tenant have a solid payment history?

• Will this affect your mortgage qualification?

If the tenant is respectful and pays reliably, it could be a win-win. If not, you may be better off waiting for a vacant unit.

Final Thoughts

Whether you're buying a sleek Centretown studio or a two-bedroom in Little Italy, knowing the ins and outs of tenanted condos can protect your investment—and your plans. The key is to go in informed, work with a knowledgeable agent, and get proper legal advice before making an offer.

Looking for guidance on buying a condo that fits your goals—tenanted or not?
Let’s connect and find a strategy that works for you.

5 Red Flags to Watch for When Buying a Condo in Ottawa

Buying a condo in Ottawa can be an exciting step, whether you’re a first-time buyer, downsizer, or investor. But not all condos are created equal. While a great unit in a solid building can offer incredible lifestyle and financial benefits, a poor choice can lead to frustration, surprise costs, and a lot of regret.

Before you sign on the dotted line, here are five red flags that could signal deeper issues with the unit, building, or condo corporation:

1. Sky-High or Rapidly Rising Condo Fees

A monthly condo fee isn’t unusual—it covers things like building maintenance, management, insurance, amenities, and often heating or water. But if the fee seems unusually high (compared to similar buildings) or has jumped significantly year over year, it could point to poor financial planning or upcoming capital expenses that weren’t properly forecasted.

Tip: Ask for a breakdown of what’s included and review the last 2–3 years of fee history. Your lawyer or agent can help compare it to similar properties.

2. Low Reserve Fund Balance

Ottawa condo corporations are required to maintain a reserve fund—a savings account to pay for major repairs like roofing, elevators, or parking garage work. A low or insufficient reserve fund could mean that big expenses down the road will require a special assessment (a one-time fee paid by all owners).

Tip: Have your real estate lawyer review the status certificate. This will include the reserve fund balance, upcoming expenses, and any history of special assessments.

3. Ongoing Lawsuits or Legal Issues

If the condo corporation is involved in a lawsuit, especially related to construction defects, builder disputes, or management, it’s a red flag. Legal battles can drain reserve funds and scare off future buyers, impacting resale value.

Tip: Again, the status certificate will disclose any legal proceedings. If anything looks unclear, your lawyer can request more detail.

4. Poor Building Maintenance or Neglect

What does the building feel like when you walk in? Dirty hallways, burned-out lights, non-functioning elevators, or landscaping that’s seen better days can signal poor management or an inattentive board. These are the same people responsible for making decisions about repairs and money.

Tip: Visit the building at different times of day. Is the lobby clean? Are the common areas in good shape? Does security seem active and present?

5. Frequent Listings in the Same Building

While some turnover is expected, too many listings—especially if units seem to sit unsold or change hands frequently—can mean something’s off. Maybe it’s noise, poor construction, or a mismanaged board. Or maybe owners just don’t love living there.

Tip: Ask your agent to pull sales history in the building and check how long units typically stay on the market. If the building doesn’t hold value well, dig into why.

Final Thoughts

Buying a condo is about more than just liking the unit. You’re also buying into the building, the management, and the financial health of the condo corporation. Taking the time to do a bit of due diligence now can save you thousands—and a lot of headaches—down the line.

Want help finding a condo that checks all the right boxes?

8 Things Every Buyer Should Know Before Purchasing a Condo in Ottawa

Buying a condo in Ottawa is one of the most accessible ways to enter the real estate market, but it comes with its own set of rules. From maintenance fees to reserve funds, there’s a lot to consider before making a move.

Here’s what every buyer should know before purchasing a condominium in Ottawa.

1. Not All Condos Are Created Equal

From converted warehouses in Centretown to glass towers in Little Italy, Ottawa offers a wide range of condo styles.

Before shopping, ask yourself:

• Do I want a high-rise with full amenities or a boutique walk-up?

• Do I care more about views, location, or square footage?

• Am I okay with paying higher fees for more features?

Understanding your lifestyle needs will help narrow down your options.

2. Monthly Condo Fees: What’s Included?

Condo fees vary widely in Ottawa and often depend on the size of the unit, age of the building, and amenities included.

Typical inclusions:

• Building insurance

• Maintenance of common areas

• Water and heating (in some cases)

• Concierge or security services

Make sure to ask for a breakdown—and don’t forget to factor it into your monthly budget.

3. You’ll Need a Status Certificate

Before finalizing a purchase, your lawyer will review the Status Certificate. This document outlines the condo corporation’s financial health, bylaws, reserve fund, and any ongoing legal issues.

It’s one of the most important steps in protecting yourself as a buyer—don’t skip it.

4. Reserve Funds Matter

A healthy reserve fund means the building is prepared for major repairs, like roof replacement or elevator upgrades.

Low reserves may mean a special assessment—an extra bill you’ll be expected to help cover. A well-managed condo should have detailed records of future expenses and savings plans.

5. You May Be Subject to Rules and Bylaws

From pet restrictions to balcony décor, condos often have bylaws that govern what you can (and can’t) do in your unit.

Be sure to review the condo documents so you’re not surprised by rules like:

• No short-term rentals

• Smoking restrictions

• Limits on renovations

6. Parking and Storage Are Not Always Included

Not all condos come with a parking space or storage locker.

If either is important to you, double-check:

• Is it included in the purchase price?

• Is it deeded separately or assigned?

• Can you rent or sell it later?

7. Amenities Can Add Value—or Go Unused

Pools, gyms, party rooms, and rooftop terraces are great selling points—but only if you’ll actually use them.

Keep in mind: amenities often mean higher condo fees and require ongoing maintenance. Choose buildings that align with your lifestyle, not just your wish list.

8. Resale Potential Still Matters

Even if this is your forever home, life can change.

When buying a condo, consider:

• The walkability and transit options

• Nearby developments that could impact value

• Reputation of the builder or management company

Working with a local REALTOR® who knows the buildings can make all the difference.

Why Ottawa’s Condo Market Is Better Positioned Than Toronto’s in 2025

As we move through 2025, there’s a noticeable shift happening in the Canadian real estate market—one that’s especially clear when you compare two of the country’s most watched cities: Ottawa and Toronto.

While Toronto continues to feel the weight of oversupply, price corrections, and investor hesitation, Ottawa’s condo market has quietly emerged as a more balanced, resilient, and accessible alternative. Whether you’re a first-time buyer, investor, or simply looking for long-term value, there are a few key reasons Ottawa’s condo market is better positioned in 2025.

1. Price Stability and Affordability

Ottawa’s condo market continues to offer consistent value. The average condo price in the city remains comfortably below the national average, giving buyers more room to enter the market without stretching their finances.

In contrast, Toronto’s condo prices have seen a more dramatic year-over-year decline. While the city’s higher average pricing once signalled strong demand and appreciation, that trend has slowed significantly. An influx of inventory and a decrease in buyer activity have made Toronto’s market more volatile and less predictable in 2025.

For Ottawa buyers, this means less speculation, steadier appreciation, and more confidence in long-term investments.

2. Balanced Market Conditions

Ottawa is currently operating in a balanced market. Sales and listings are relatively even, giving buyers and sellers equal footing and reducing the extremes of bidding wars or prolonged days on market.

Toronto, on the other hand, has entered a firm buyer’s market, with sales struggling to keep pace with the volume of listings. While that might seem like an advantage for buyers on the surface, in reality it reflects market instability—and for many, that translates to hesitation and uncertainty.

If you're looking for a more dependable buying experience with reasonable competition and healthy demand, Ottawa’s current market conditions offer exactly that.

3. Stronger Rental Fundamentals

In 2025, Ottawa’s rental market is showing strong performance. Rent prices continue to climb modestly, vacancy rates remain low, and tenant demand is steady—particularly near government hubs, hospitals, and universities.

Meanwhile, Toronto’s rental market has softened. Rents have dipped slightly, and a surge of newly completed units is adding pressure. For condo investors, this means Ottawa offers a more secure rental return and fewer concerns about unit turnover or vacancy.

If you’re buying a condo as an investment or considering house-hacking with a roommate, Ottawa’s rental fundamentals help make that decision much easier.

4. Smarter Supply Growth

One of the biggest differentiators between the two cities is how each is handling supply. Toronto’s skyline is dotted with cranes, and 2025 will mark one of the biggest years yet for condo completions. While this was once a sign of strength, it’s now contributing to oversupply issues and prolonged absorption rates.

Ottawa, by contrast, has taken a more measured approach. The number of condo developments remains manageable and better aligned with population growth and buyer demand. This careful pacing has helped protect property values and maintain demand in the resale market.

If you’re concerned about buying into an oversaturated neighbourhood or building, Ottawa’s growth strategy provides some welcome peace of mind.

5. Long-Term Investor Confidence

Ottawa doesn’t always get the same attention as Toronto, but that might be its greatest strength. With a strong public sector employment base, low unemployment, a growing tech scene, and continued infrastructure investment, Ottawa offers a healthy foundation for long-term real estate appreciation.

Toronto’s investor base, while still active, has become more cautious. Concerns around affordability, rent control, holding costs, and capital gains have made buyers think twice.

In Ottawa, the equation is simpler: lower entry prices, consistent tenant demand, and fewer signs of market overheating. It’s not just a safer bet—it’s a smarter one.

Final Thoughts

Toronto may be Canada’s biggest city, but in 2025, Ottawa’s condo market is proving itself to be the better buy. If you’re looking for a combination of affordability, lifestyle, and stable long-term value, Ottawa deserves your full attention.

At mattrichling.com, we specialize in Ottawa’s best condo buildings and investment properties. Whether you’re buying your first home or growing your portfolio, we’ll help you find the right property, in the right location, at the right time.

Let’s make your next move a smart one.

Why Ottawa’s Condo Investors Should Pay Attention to the City’s New Short-Term Rental Rules

Short-term rentals have long been a popular investment strategy in Ottawa, especially for condo owners looking to generate passive income. But in 2025, new municipal regulations have come into effect that significantly impact how, when, and even if condo units can be used for short-term rentals like Airbnb and Vrbo.

If you're a current or aspiring investor, this is not just another bylaw — it could be a game-changer for your portfolio.

Let’s unpack what’s changed, how it affects condo owners, and what smart investors are doing now to adapt.

Understanding the 2025 Short-Term Rental Rules in Ottawa

In an effort to regulate the short-term rental market, protect long-term housing supply, and ensure safety and compliance, the City of Ottawa has rolled out strict new rules. These came into full effect in January 2025 and apply to anyone offering accommodations for less than 28 consecutive days.

Here’s what you now need to operate a short-term rental legally:

• A City-issued permit for any short-term rental unit

• Proof that the property is your primary residence, in most zoning areas

• Proper insurance coverage for short-term rental activity

• Registration on an official city database with a visible permit number on all listings

• Compliance with condo corporation rules and zoning bylaws

In essence, short-term rentals are now only permitted in primary residences — and even then, you must meet specific criteria.

Can Condo Owners in Ottawa Still Use Airbnb Legally?

Yes — but there are significant limitations.

If you live in the condo as your primary residence, you can legally operate a short-term rental (assuming you obtain the permit, meet all insurance requirements, and your condo board allows it).

If it’s an investment property or secondary unit, you’re out of luck in most cases. The City’s rules restrict short-term rentals in secondary or non-owner-occupied dwellings, particularly in residential zones (R1–R4).

That means many popular condo investment strategies that relied on Airbnb revenue are no longer viable — especially in downtown cores like Centretown, Sandy Hill, and Little Italy, where zoning is strict and condo boards are cracking down.

What If My Condo Board Doesn’t Allow Short-Term Rentals?

Even if your unit qualifies under the city’s bylaw, your condo board has the final say.

Many Ottawa condo corporations — especially in buildings constructed in the last 10–15 years — have amended their bylaws to prohibit short-term rentals altogether. Why?

• Increased wear-and-tear on common areas

• Concerns about security and unauthorized guests

• Complaints from long-term residents

• Insurance and liability concerns

If your board bans it, you can’t operate — full stop. You could be fined, sued, or forced to sell. It’s critical to review your condo’s declaration and bylaws before investing.

How This Impacts Ottawa Condo Investors in 2025

For some, this may seem like a reason to abandon condo investing entirely. But in truth, it just means shifting your strategy.

Instead of banking on Airbnb, many investors are now pivoting to long-term rental income. The good news? Demand for rental condos in Ottawa is rising — and with less competition from short-term units, long-term landlords may actually benefit from stronger tenant pools and fewer vacancies.

Things to consider in your new investment strategy:

• Rental demand by neighbourhood: Proximity to transit, universities, hospitals, and downtown still matters.

• Unit type and finishings: Tenants are seeking turn-key, modern units with laundry, storage, and flexible layouts.

• Monthly carrying costs vs. rent: With mortgage rates fluctuating, do the math carefully to ensure your investment cash flows or breaks even.

Neighbourhoods Where Long-Term Rentals Still Perform Well

If you're rethinking your next condo investment in Ottawa, here are a few areas where long-term rentals remain strong:

• Hintonburg & Wellington West: High walkability, trendy cafés, and easy access to downtown via LRT.

• Little Italy / Preston Street: Still booming with demand from students, young professionals, and hospital staff.

• Sandy Hill: Close to the University of Ottawa and Rideau Centre, ideal for student rentals.

• Glebe & Old Ottawa South: Highly desirable for families and professionals alike, especially for two-bedroom or larger units.

Can You Still Make Money with Short-Term Rentals in Ottawa?

In some cases, yes — but only if:

• You live in the unit full-time and only rent it out while you’re away

• You have a fully legal secondary dwelling unit in your home (not a condo)

• Your condo board explicitly permits short-term rentals in writing

That’s a much narrower field than before, and it’s pushing many former Airbnb owners to either convert to long-term or sell and reinvest elsewhere.

Tips for Investors Moving Forward

1. Do your research on zoning and bylaws before purchasing any condo unit.

2. Always ask to review condo board meeting minutes and bylaws before firming up your offer.

3. Talk to your mortgage broker about financing options suited to rental properties.

4. Work with an agent who understands investment properties and Ottawa’s ever-evolving municipal policies.

Time to Rethink the Condo Investment Playbook

Ottawa’s short-term rental market has changed — and so should your strategy.

While the days of running hands-off Airbnb units in your spare condo may be over, there’s still plenty of room for smart investing in Ottawa’s condo market. Long-term rentals remain in high demand, and condo ownership offers long-term equity growth, tax advantages, and predictable income streams.

Need help finding a condo that fits the new rules of the game? I’ve helped hundreds of investors build smart, sustainable portfolios in Ottawa — and I’d love to help you next.

Get in touch here for a no-pressure conversation.

The Unexpected Perks of Living in a Downtown Ottawa Condo

When most people think about buying a condo in Ottawa, they focus on square footage, monthly fees, and how close the nearest LRT stop is. And sure, those things matter—but condo living is about more than just logistics.

If you’ve ever wondered what it’s really like to live in a downtown Ottawa condo, here’s a look at the underrated benefits you might not expect (and why so many people never want to go back to suburban living once they’ve made the move).

1. Everything Becomes a “Walk”

Living downtown means your definition of distance changes completely. Need groceries? The Rideau Centre? A spin class? A date-night cocktail? You’re probably walking there. And if not, it’s a five-minute bike or Uber.

Downtown condo living gives you true walkability—something that suburban developments try to market but rarely deliver. It’s not just convenient, it’s a lifestyle.

2. No Yardwork, No Guilt

It’s Saturday morning, and your suburban friends are mowing lawns, raking leaves, or trying to fix a leaky roof. You? You’re sipping coffee in your pyjamas on your balcony, deciding whether to check out the new brunch spot on Elgin or head to the ByWard Market.

Condos take the “maintenance” out of homeownership. There’s freedom in knowing you don’t have to do anything but enjoy where you live.

3. A Front-Row Seat to Ottawa Culture

From food festivals to art markets to pop-up patios, Ottawa’s downtown is constantly buzzing. Living in a condo puts you in the middle of it all. You’re not planning an outing—you’re already there.

And with venues like the NAC, Lansdowne, and Parliament Hill just steps away, you’ll find yourself saying yes to more events (and actually going).

4. Built-In Security and Peace of Mind

Most downtown condo buildings include secure entrances, underground parking, and even concierge services. It’s a different feeling when you leave for a weekend trip knowing your mail is locked up, your car is inside, and your front door is protected.

This added layer of security is especially valuable for solo buyers, frequent travellers, or anyone who just wants to feel safe in the city.

5. Smarter Use of Space

Condos tend to encourage you to live with intention. You’re not paying to heat three extra rooms you never use. Instead, you’ve got exactly what you need—and often, smart design means storage, built-ins, and flexible layouts that work better than larger homes.

Plus, many buildings include amenities like gyms, rooftop terraces, and lounges—so your living space extends well beyond your unit.

6. Real Community, Without the Chit-Chat

One of the biggest surprises for many condo buyers? A sense of community. You get to know your neighbours—not because you’re knocking on their door for a cup of sugar, but because you see them in the elevator, or on the rooftop, or during a fire alarm drill at 3 a.m. (hey, it happens).

It’s connection without pressure. Privacy with just enough interaction to feel like you belong.

The Bottom Line

Living in a downtown Ottawa condo isn’t just about convenience or affordability—it’s about how you want to spend your time. Whether you’re a first-time buyer, a remote worker looking to ditch the suburbs, or someone who’s ready for a lifestyle shift, a condo can unlock more than just equity—it can unlock ease, freedom, and access to the best parts of the city.

Looking for a condo that fits your lifestyle?
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