Buying a condo in Ottawa can be an incredible opportunity—whether you’re looking for your first home, downsizing, or adding to your investment portfolio. But condos aren’t just smaller houses. They come with their own set of rules, costs, and long-term considerations, and not all of them are obvious when you’re walking through a showing.
After years of working almost exclusively in Ottawa’s condo market, I’ve learned that the small details can have the biggest impact on your comfort, costs, and future resale value. Here are seven things many buyers overlook, but that every condo specialist will tell you to check.
1. Reserve Fund Health
A healthy reserve fund means the building has money set aside for major repairs and upgrades. If the fund is too low, owners could be hit with “special assessments” to cover unexpected costs. I always look at how much is in the reserve, how it’s managed, and whether big-ticket projects are coming up in the next few years.
2. Status Certificate Red Flags
The status certificate tells you about the building’s financials, rules, and ongoing issues—but not all buyers know what to look for beyond the basics. I pay attention to things like pending lawsuits, unusual restrictions, and whether the condo board is proactive or reactive in their approach.
3. Amenities vs. Fees
Pools, gyms, rooftop patios, concierge service—they all sound great, but they’re not free. Amenities affect your monthly condo fees and can influence how quickly fees increase over time. I help buyers figure out which amenities they’ll actually use and whether they make sense for their budget and lifestyle.
4. Visitor Parking & Accessibility
It’s easy to overlook visitor parking until you have guests over for the first time and realize it’s a headache. The same goes for accessibility—both for you and anyone you might sell to in the future. Wide hallways, ramp access, and elevator capacity can all play a role in long-term livability and resale.
5. Natural Light & Exposure
The way your unit faces matters more than most people think. South-facing units tend to get more light and can feel warmer in winter, while north-facing units can be cooler and dimmer. It’s also worth considering what you’ll see out your windows—both now and in five years.
6. Noise Transfer
Condo living means shared walls, floors, and ceilings. Some buildings are better than others at controlling noise transfer. During showings, I pay attention to the construction materials, hallway noise, and even how far you are from common areas like gyms or garbage chutes.
7. Neighbourhood Growth Plans
Ottawa is always changing, and new developments can transform a neighbourhood—for better or worse. A new LRT stop nearby could be a huge plus, but a high-rise blocking your view might not be. I keep track of what’s planned so you can make decisions with the full picture in mind.
Why a Condo Specialist Matters
These details don’t always show up in the listing, and they’re easy to miss if you’re only focused on square footage and finishes. My job is to make sure you know exactly what you’re buying—not just the unit, but the lifestyle and the investment behind it.
