What Makes a Condo Building Hold Value in Ottawa? 5 Things to Look for in 2025

In a market where not every condo sees the same long-term growth, knowing how to choose a building that holds its value is one of the smartest decisions you can make — whether you're buying your first place or your fifth.

At mattrichling.com, we’ve tracked resale data across hundreds of Ottawa buildings. The truth? Some condos appreciate consistently year after year, while others plateau — or worse — dip after only a few ownership cycles.

If you’re planning to buy in 2025, here are five key indicators we look at when determining whether a condo building is built to hold its value in Ottawa’s evolving market.

1. A Location That’s Still Improving — Not Just Already Good

Everyone knows about the obvious winners: the Glebe, Westboro, the ByWard Market. But the buildings that gain value over time tend to be in areas that are actively improving — think LRT expansions, new commercial developments, and cultural growth.

In 2025, we’re watching neighbourhoods like:

• Bayview / Lebreton Flats (transit hub, Zibi expansion)

• Vanier North (redevelopment, proximity to downtown)

• Little Italy / Preston Street (high walkability, new mixed-use buildings)

These areas offer a mix of livability now and upside later — the ideal formula for value retention.

2. Reasonable Condo Fees Backed by a Healthy Reserve Fund

Low fees are great — until they’re unsustainable. And high fees aren’t always bad — if they come with real value. What we look for is balance.

Signs of a well-managed building:

• Steady, moderate fee increases over time (not sharp jumps)

• A transparent, fully funded reserve study

• No history of special assessments (or signs that another is looming)

If you’re buying resale, we’ll review the status certificate and guide you through the financials. If you're buying pre-construction, we’ll flag which developers have solid track records — and which cut corners.

3. Layouts That Age Well

Square footage matters, but so does how it’s laid out. Long, narrow units? Tough resale. Bedrooms with no windows? Red flag. Tiny kitchens with no storage? Future buyer objections waiting to happen.

The best long-term performers offer:

• At least one clear “primary” bedroom with natural light

• Proportional living/dining space (not an afterthought)

• Storage — inside the unit or accessible via locker

• Outdoor space, even if it’s small

Buyers in Ottawa are getting smarter. They’re thinking about quality of life. And so are investors who want long-term tenants.

4. Strong Comparables Within the Building

One of the clearest signs of a condo building that holds value? A strong track record of sales.

When we pull data, we look at:

• Number of sales per year (a good sign if units are trading hands consistently)

• Sale-to-list price ratios

• Days on market (DOM) compared to the city average

Some buildings — like The Galleria, The Mondrian, or The Hudson — have long-standing reputations for strong resale performance. Others may look sleek but don’t hold up when you look at the numbers.

5. A Building That’s Lived-In — Not Just Looked-At

If you’re buying into a building that feels like a ghost town, ask why. In 2025, the Ottawa condo market still has investor-heavy buildings with high vacancy or short-term rental issues — and that can hurt resale value down the road.

We favour buildings that:

• Are at least 70–80% owner-occupied

• Have an active property management presence

• Prioritize livability (good elevators, gym, package handling, cleanliness)

This is the stuff you don’t find on a feature sheet — but it matters when you're reselling or renting out your unit.

The Bottom Line: Smart Condo Buyers Ask Different Questions

In a competitive condo market, the smartest buyers aren’t just asking what looks good — they’re asking what performs over time. We’ll show you how to recognize the signs of a strong building, decode the data, and find a unit that works for you today and holds value tomorrow.

Looking to make a condo move in 2025?
Let’s sit down and talk about your goals. Whether you're buying to live or to hold, we’ll help you make a decision rooted in market truth — not sales pitch.

Should You Buy a New Build Condo or a Resale? The 2025 Ottawa Edition

Ottawa’s condo market in 2025 is full of choices — and one of the biggest decisions buyers face is whether to purchase a brand new, pre-construction unit or buy resale.

On paper, it might seem simple. New builds are modern and shiny; resale units offer immediate occupancy. But there’s a lot more going on beneath the surface — especially in this market.

If you're deciding between the two, here’s what you need to know about how new builds and resale condos actually compare in Ottawa right now — from price and layout to timelines, risks, and long-term value.

1. Pricing Isn’t Always What It Looks Like

At first glance, new build prices can look tempting. Developers often advertise “starting from” prices, but by the time you add upgrades, parking, and premiums for a better floor or view, that number climbs fast.

In contrast, resale condos show you the full picture up front — and in today’s market, many sellers are flexible on price. We've seen resale units with better square footage and views selling for less than pre-construction prices in similar neighbourhoods.

Bottom line: New builds might feel affordable at first, but they’re rarely cheaper overall — especially once you factor in time.

2. Timing: Can You Afford to Wait?

Buying pre-construction means waiting 2–4 years — sometimes longer. Even once the building is finished, there’s typically a months-long interim occupancy period, where you pay occupancy fees without owning the unit yet.

If you need to move soon or plan to rent out your unit quickly, resale offers immediate possession and often a faster path to ROI.

That said, if you’re in no rush and want a brand-new unit with a long planning horizon, new builds can still be a smart play — especially if you’re banking on future appreciation.

3. Layouts, Sizes, and Liveability

Older doesn’t mean outdated. Many resale condos — especially those built between 2005–2015 — offer better layouts, more square footage, and more thoughtful use of space than some of today’s cookie-cutter towers.

Pre-construction units often prioritize efficiency over character, with smaller bedrooms and kitchens designed for short-term tenants or minimalists. If you plan to live in your unit full-time, resale might offer more space where it counts.

4. Location Matters — and So Does What’s Already Built

New builds are often located in up-and-coming areas — which can be a smart long-term move, but it also means waiting for neighbourhood amenities to catch up. Resale units tend to be in more established areas, where you already know what you're getting: transit access, walkability, and community feel.

We always help clients weigh the difference between what a neighbourhood promises and what it actually delivers right now.

5. Fees, Management, and the First Few Years

Here’s a little-known fact: new build condo fees are estimates. Developers don’t always budget for full operating costs, and when the condo board takes over, those numbers often go up — sometimes significantly — within the first few years.

In contrast, a resale building has a history. You can see how the reserve fund is managed, whether fees have gone up, and whether the building has a track record of solid maintenance or constant special assessments.

So… Which Should You Buy in 2025?

There’s no one-size-fits-all answer. But here’s what we recommend:

✅ Choose pre-construction if:

• You don’t need to move soon

• You want the newest finishes and appliances

• You’re okay with long-term uncertainty for future upside

✅ Choose resale if:

• You want space, flexibility, and a faster move-in

• You want predictable fees and a clearer investment outlook

• You’re looking in established neighbourhoods or buildings with strong resale value

At mattrichling.com, we help clients navigate both options — and make informed decisions based on real-time data and real-world performance. Whether you’re exploring your first condo or your fifth, we’ll walk you through every step and every hidden cost, so you know exactly what you’re buying into.

Thinking of buying a condo in Ottawa this year?
Let’s talk about what’s on the market now — and what’s launching soon. The best option might not be what you expected.

The Most Underrated Ottawa Condo Buildings in 2025

Not all Ottawa condos are created equal — and not all great buildings get the attention they deserve.

While buyers flock to the same well-known addresses year after year, some of Ottawa’s most thoughtfully designed, best-managed, or highest-performing condo buildings continue to fly under the radar. Whether you’re an investor looking for steady value or a buyer who wants more for their money, these underrated buildings deserve a second look in 2025.

Here’s a closer look at five condo buildings in Ottawa that may not be on everyone’s radar — but probably should be.

1. Mondrian (324 Laurier Ave W)
Why it’s underrated:
While everyone talks about the high-end buildings on Queen or in the Glebe, the Mondrian offers solid layouts, a rooftop pool, underground parking, and some of the lowest price-per-square-foot downtown. The location is central, steps to Bank Street and LRT stations, and ideal for young professionals. Bonus: lots of natural light and surprisingly large balconies.

2. The Galleria Phase 1 (200 Besserer St)
Why it’s underrated:
Often overshadowed by its newer sister building or larger high-rises nearby, Galleria I delivers value. Low condo fees for the area, good layouts, and a quiet yet walkable Sandy Hill location make this a smart pick for first-time buyers and investors alike.

3. The Pinnacle (445 Laurier Ave W)
Why it’s underrated:
A great building for investors — especially those targeting long-term tenants. The units are clean and functional, management is solid, and the location appeals to government employees. The building doesn’t look flashy from the outside, but the rental numbers speak for themselves.

4. The East Market Phase 2 (180 York St)
Why it’s underrated:
Everyone knows about The East Market — but Phase 2 often gets skipped over in favour of the top floors of Phase 1 or the newer buildings in the Market. Phase 2 offers loft-style units with concrete ceilings, floor-to-ceiling windows, and strong long-term appreciation. Plus: better elevator reliability than some newer builds.

5. The Gardens (85 Bronson Ave)
Why it’s underrated:
If you're after peace, green space, and high-quality construction — this is the one. Tucked between Centretown and Lebreton Flats, The Gardens is a luxury building that doesn’t always market itself that way. Units here don’t hit the market often, but when they do, they offer an incredible price per square foot compared to newer builds with half the quality.

Why This Matters in 2025

In a market where every buyer is cost-conscious and every investor is looking for the edge, understanding which buildings offer real value — and which ones just have buzz — is a critical advantage. These hidden-gem condos often offer lower carrying costs, better management, and more long-term upside than the trendy tower next door.

If you’re looking for a condo that combines smart design, long-term value, and a great location — without the hype — reach out. We’ll help you find the building that suits your goals, not just the one everyone’s talking about.

Selling Your Ottawa Condo in 2025? Here’s What You Need to Know

As the Ottawa condo market continues to stabilize in 2025, many owners are wondering if now is the right time to sell — and how to make their unit stand out in a sea of listings.

The truth is: buyers are still active, but they’re careful. Inventory has increased across the downtown core and beyond, and buyers are taking their time, comparing square footage, fees, layouts, and amenities before making a move. If you’re thinking about selling your condo this year, preparation and positioning are everything.

Here’s what you need to know before listing your condo in 2025.

The Market Is Smarter — and Slower — Than Before

Ottawa condo buyers are more informed than ever. With higher carrying costs due to interest rates and rising condo fees, they’re digging into the numbers. That means your price, monthly fees, reserve fund health, and recent sales in your building will all be under a microscope.

Setting the right asking price is critical. The wrong number, even by a small margin, can result in low interest and a slower sale. We analyze real-time data from your building and neighbourhood to ensure you’re priced to attract serious buyers while still maximizing your return.

Presentation Is No Longer Optional

In a competitive condo market, small details matter. Units that are clean, bright, and thoughtfully presented tend to move faster, especially if they photograph well. That might mean fresh paint, minor repairs, and decluttering before we bring in a professional photographer and videographer.

We tailor our prep strategy to the condo lifestyle, where space is limited and design choices speak volumes. Our marketing team ensures your listing doesn’t just look good — it performs well on every platform that matters.

The First Week on Market Sets the Tone

In 2025, most condo sales happen within the first 10 to 14 days, or not at all. If buyers don’t engage early, the listing risks going stale.

We focus heavily on pre-market exposure, agent previews, and buyer alerts to build momentum before your listing even hits Realtor.ca. This ensures your unit is seen by the right people at the right time, with a strong call to action.

Amenities, Layout, and Fees: Make the Most of What You’ve Got

Buyers in 2025 want value. That doesn’t always mean the lowest price — it means they want to understand why your unit is worth it. Do you have an ideal layout? South-facing views? A rare parking space? Lower-than-average fees for your location?

We know what buyers are asking about because we’re working with them every day. And we position your unit to check the boxes they care about most.

Selling a Condo in Ottawa in 2025? Let’s Talk.

Selling a condo in today’s market takes more than a listing. It takes a data-driven strategy, compelling marketing, and an agent who understands the nuances of the downtown Ottawa condo scene.

We’ve helped hundreds of condo owners successfully sell their homes — and we’re here to help you do the same. If you’re considering a sale this year, reach out today for a no-obligation valuation and a tailored plan to get your unit sold.

What $500,000 Gets You in Ottawa’s Condo Market in 2025

If you're looking to buy a condo in Ottawa this year with a budget of around $500,000, you're not alone. As interest rates fluctuate and inventory levels shift, more buyers are gravitating toward condominiums as a smart way to get into the market without sacrificing lifestyle or location. But what does half a million dollars really get you in today’s market?

Let’s break it down — from downtown towers to neighbourhood gems — so you know exactly what to expect in 2025.

Downtown Core: Location, Location…Size?

Downtown condos remain among the most in-demand, and for $500,000, you’ll typically be looking at a 1-bedroom unit, possibly with a den, in one of Ottawa’s premier buildings. Think Claridge Moon near the new LRT station, or The Gotham in Centretown.

What you’re paying for here is:

• Walkability to restaurants, shops, and nightlife

• Access to transit (hello, LRT!)

• Modern finishes, floor-to-ceiling windows, and concierge services

What you’re giving up:

• Likely no second bedroom

• Parking may not be included

• Smaller square footage (under 750 sq ft)

Still, if lifestyle and location are your top priorities, it’s a strong value play.

Westboro & Hintonburg: Style Meets Substance

Neighbourhoods like Westboro and Hintonburg have become major draws for young professionals and remote workers alike. In these areas, $500,000 often gets you a boutique condo, sometimes with 2 bedrooms or a large 1-bedroom + den.

Expect:

• A mix of newer builds and tasteful conversions

• Proximity to transit, bike paths, and microbreweries

• A community vibe that feels more laid-back than downtown

Keep in mind:

• Parking still may not be included

• Maintenance fees can be higher in smaller buildings

Notable buildings include The Eddy and Q West — both known for modern design and eco-friendly touches.

South & East Ottawa: Bigger Spaces, Fewer Frills

Looking to maximize space and still stay under $500K? Buildings in areas like Alta Vista, Riverside South, or Orleans often offer:

• 2 bedrooms, 2 bathrooms

• Parking included

• Larger square footage (over 1,000 sq ft in many cases)

These may not have rooftop patios or concierge desks, but you’ll get:

• Quiet, established communities

• Lower cost per square foot

• A more suburban pace of life

Perfect for downsizers, first-time buyers who want more space, or anyone looking for long-term value.

Pre-Construction Options: Thinking Ahead

Pre-construction condos are still an option in 2025, though delivery timelines can be long and prices are often creeping above the $500K mark for anything substantial. With $500K, you can still secure a well-laid-out 1-bedroom or small 2-bedroom unit, especially if you're early in a project.

Pros:

• Brand-new everything

• Tarion warranty coverage

• Potential for equity growth before you even move in

Cons:

• Occupancy can take 2–4 years

• Delays are common

• Limited ability to customize at lower price points

If you’re considering pre-construction, it’s best to work with an agent familiar with the Ottawa condo landscape — especially someone who can spot the buildings worth your wait.

What to Prioritize in 2025’s Market

In a market like Ottawa’s, where conditions can shift quickly, here are three things to keep in mind:

1. Don’t just shop price — shop value. Look at square footage, location, and amenities holistically.

2. Parking matters. Even if you don’t drive now, resale value goes up significantly when a unit includes parking.

3. Fees aren’t the enemy. Maintenance fees that cover heat, water, and even electricity can be more stable than fluctuating utility bills in a freehold.

Final Thoughts

In 2025, $500,000 is still a solid entry point into Ottawa’s condo market — especially if you’re strategic. Whether you want to be in the heart of downtown or tucked into a quieter neighbourhood with a bit more space, there are still smart buys to be had.

And if you're wondering where your budget can go the furthest, or which buildings have the best resale potential, that’s where we come in. Let’s find you the condo that fits your life now — and grows with you later.

Why More Buyers Are Choosing Condo Townhomes in Ottawa (2025)

If you’re looking for the perfect balance between space and simplicity, a condo townhome might be exactly what you’ve been searching for. In 2025, this hybrid option is gaining serious traction with first-time buyers, investors, and even downsizers—and for good reason.

Here's what you need to know before making your move.

What Is a Condo Townhome?

A condo townhome blends the feel of a freehold house with the benefits of condo living. You own the interior of your unit, but a condo corporation takes care of the exterior maintenance, common areas, and often things like snow removal, landscaping, and roof repairs.

Unlike traditional high-rise condos, condo townhomes usually come with private entrances, backyard space, and multi-level layouts. Think: more space, less hassle.

Why Buyers Love Them

• Low Maintenance
  Exterior upkeep, lawn care, and snow removal are covered. You focus on living—not managing repairs.

• Affordability Compared to Freeholds
  Many condo townhomes are priced lower than similar-sized freehold homes in the same neighbourhoods, especially in high-demand areas like Westboro, Barrhaven, or Central Park.

• Ideal for First-Time Buyers and Investors
  Condo fees provide predictable maintenance costs, which can be attractive for buyers who want long-term budgeting certainty—or those looking to rent the unit.

What to Watch For

Before buying, make sure you understand:

• The Condo Fees
  What’s included (and what’s not)? Fees can vary widely by development.

• The Health of the Condo Corporation
  A status certificate will show you if the corporation has a strong reserve fund and if there are any upcoming special assessments or red flags.

• Rules and Restrictions
  Some condo corporations may limit rentals, pets, or exterior changes. Always read the fine print.

Neighbourhoods to Watch in 2025

Looking for a well-located condo townhome? These Ottawa areas are worth keeping an eye on:

• Carlington / Central Park
  Great value close to the core, with newer builds and solid long-term growth.

• Riverside South
  Tons of new development and LRT expansion make this a hot pick for investors.

• Chapel Hill South (Orleans)
  More space for the price and popular with young families and commuters.

• Stonebridge (Barrhaven)
  A family-oriented neighbourhood with well-maintained condo townhome communities.

Should You Buy in 2025?

With interest rates projected to stay relatively stable, and inventory remaining tight in Ottawa’s core, condo townhomes are a strategic choice for buyers who want more flexibility without the full commitment of freehold ownership.

Whether you’re buying your first home or adding to your portfolio, the value and versatility of condo townhomes make them one of the most underrated opportunities in the Ottawa real estate market right now.

Start Your Search

Ready to find a condo townhome that fits your lifestyle—and your long-term goals?
Browse available listings or connect with our team to talk strategy. We’ll help you find the right space, in the right place, at the right price.

Let’s find the right condo for your goals.

Are Ottawa Condos a Good Investment in 2025? Here’s What You Need to Know

As Ottawa continues to grow, many buyers and investors are asking: Are condos in Ottawa still a smart investment in 2025? With prices adjusting, inventory rising, and rental demand staying relatively strong, the answer depends on what you’re looking for—and how well you understand today’s market.

Let’s break it down.

Why Investors Still Look at Ottawa Condos

Ottawa has long been known for its economic stability. With a large base of government workers, growing tech sector, and several post-secondary institutions, the city sees consistent demand for housing—even when national markets shift.

Condos remain an accessible option for first-time buyers and a popular pick for investors thanks to:

• Lower entry prices compared to freehold properties

• Steady rental demand, especially near transit, universities, and hospitals

• Low-maintenance ownership, with exterior upkeep handled by condo corporations

• Prime urban locations, often steps from shops, restaurants, and LRT stations

Updated Snapshot: Ottawa Condo Market – April 2025

According to the Ottawa Real Estate Board and CMHC:

• Average condo sale price: $426,413

• Year-over-year price change: –2.9%

• Average days on market: 32

• Inventory levels: 5.5 months (balanced leaning toward buyer’s market)

• Rental vacancy rate (purpose-built): 2.6%

The slight price dip and higher inventory suggest that buyers currently have more negotiating power, while rental demand remains stable.

Top Neighbourhoods for Condo Investment in 2025

If you’re considering buying a condo this year, location still matters most. Some areas remain stronger than others when it comes to long-term rental potential and resale value.

Centretown
Walkable, well-connected by transit, and packed with amenities. Condos here are popular with government workers, young professionals, and students.

Westboro & Hintonburg
Trendy, urban, and full of character—this area attracts tenants who want lifestyle and convenience. Many newer boutique condo buildings here offer strong rental potential.

Little Italy / Dow’s Lake
This area blends waterfront access, restaurants, and proximity to Carleton University and the Civic Hospital. Investors love the balance of livability and rental demand.

Tips for Smart Condo Investing in Ottawa

Not all condos are created equal. Here’s what to look for in today’s market:

• Strong building management and a healthy reserve fund (review the status certificate!)

• Reasonable condo fees, ideally under $0.75 per square foot

• Clear rental policies that allow long-term leasing

• Walkability, amenities, and transit access, especially near LRT lines

• Units with smart layouts, good natural light, and in-suite laundry

If your goal is rental income, target units in professionally managed buildings where tenants are likely to stay long term.

Is Now a Good Time to Invest?

With prices slightly down and inventory up, 2025 may be an ideal entry point—particularly for buyers who’ve been priced out in recent years. While it’s not the “buy anything and watch it double” market of early pandemic days, Ottawa remains a long-term hold city with solid fundamentals.

The key is to buy strategically.

Final Thoughts

Condo investing in Ottawa is less about timing the market and more about understanding the opportunity. With the right unit, in the right location, managed by the right people—your investment can generate strong returns and long-term stability.

Want help identifying which buildings are worth your attention—and which ones to avoid? That’s where we come in.

Let’s find the right condo for your goals.

Ottawa Real Estate Q1 2025: What the Numbers Are Telling Us

As we kick off Q2 2025, Ottawa’s real estate market shows signs of stability - quiet strength beneath all the rate noise and affordability headlines. The latest numbers reveal which property types are holding firm and where the opportunities are.

Let’s break it down by category and compare this year's first quarter to Q1 2024:

Condo Apartments

• Q1 2025: 448 sold | 48 days on market | 97.69% list-to-sale ratio

• Q1 2024: 503 sold | 42 days on market | 98.00% list-to-sale ratio
  Sales down 11%, longer time to sell, and slightly more room for negotiation.

Condo Townhomes

• Q1 2025: 229 sold | 39 days on market | 98.65% list-to-sale ratio

• Q1 2024: 186 sold | 33 days on market | 98.00% list-to-sale ratio
  Sales up 23%, strong price performance, and steady buyer interest despite longer timelines.

Freehold Townhomes

• Q1 2025: 484 sold | 30 days on market | 99.39% list-to-sale ratio

• Q1 2024: 491 sold | 30 days on market | 97.17% list-to-sale ratio
  Volume holding steady, but sellers are now seeing much stronger offers and minimal discounting.

Detached Homes

• Q1 2025: 734 sold | 31 days on market | 98.61% list-to-sale ratio

• Q1 2024: 798 sold | 31 days on market | 97.33% list-to-sale ratio
  Slight dip in sales, but buyers are coming in closer to asking price - demand for detached homes remains solid.

What This Means for You

• Sellers have pricing power. Properties are holding value and often selling near full price.

• Townhomes are the hot ticket. Both condo and freehold townhomes are performing exceptionally well.

• Detached homes continue to attract serious buyers. Even with a drop in sales volume, the pricing tells the story.

• Condos present buying opportunities. Especially apartment-style units, where there's more room to negotiate.

Final Thoughts

Ottawa’s market isn’t booming - but it’s solid. Buyers are active and paying strong prices when homes are positioned properly. Sellers who are priced right are winning.

Thinking about making a move this year? Let’s talk strategy.

Mitch MacKenzie

mitch@mattrichling.com

613 282 9441

What to Look for When Buying a Condo in Ottawa (That No One Tells You About)

Buying a condo in Ottawa is more than just picking the prettiest unit in your price range. From the building’s financial health to the fine print in the rules, there’s a lot buyers overlook—especially when they're buying their first place or relocating to the city. Here are some things we always check (and some things most people forget to) before recommending a condo.

Start with the building, not just the unit.
It’s easy to fall in love with a unit that’s beautifully staged, has great natural light, or even feels like it could be “the one.” But none of that matters if the building is poorly run or has a weak reserve fund. Your unit’s value is directly tied to the building’s condition—and if the condo board isn’t proactive, you could be stuck with special assessments or higher fees down the line.

The status certificate is your best friend.
This is the document that shows how much money is in the building’s reserve fund, whether any major repairs are coming up, and if the seller is behind on condo fees. It also outlines the condo rules—like pet restrictions, short-term rentals, or even limits on renovations. Always review it with a lawyer (we can connect you with one if needed).

Watch for signs of a red flag.
Low condo fees aren’t always a good thing. Sometimes, it means the building isn’t saving enough for future repairs. If the building is over 10 years old and the fees haven’t changed much, that’s a conversation worth having.

Other signs to look for:

• Elevators breaking down often or long wait times

• A history of lawsuits (this would show in the status certificate)

• Unfinished common areas or delays in promised amenities

• Units sitting on the market longer than average

Check what’s actually included in your fees.
Some buildings include heat, water, and even concierge services. Others cover very little. If you’re comparing two condos with different fees, make sure you’re comparing apples to apples—one might be higher because it includes utilities you’d otherwise pay out-of-pocket.

Don’t skip parking and storage details.
Not every unit comes with a parking spot or a storage locker—and even if they do, they’re not always owned. Some are rented, which means you’re at the mercy of availability and rental rates. And in some buildings, spots can only be sold to other unit owners.

Get to know the neighbours—sort of.
Ask your agent about who tends to live in the building. Is it mostly students? Retirees? Young professionals? Families? It can tell you a lot about noise levels, how well the building is maintained, and whether it fits your lifestyle.

Think long-term resale.
Even if this is your forever home, things can change. We always recommend choosing a building with a strong resale track record—close to transit, in a high-demand area, and with features that hold value like balconies, natural light, and well-managed amenities.

Not all condos are created equal—even in the same price range or neighbourhood.
Two units might have identical square footage and finishes, but if one’s in a better-run building or a more desirable location, it’ll be worth more when you sell. That’s why having someone who knows the ins and outs of the local market (and every building’s reputation) can make a huge difference.

Need help figuring out which Ottawa condo buildings are worth your time?
We’ve been through hundreds of units, toured every floor plan, and know which buildings are well-run—and which ones are better to skip. Reach out and let’s start narrowing it down together.

Ottawa Condo Living: What You Need to Know Before You Buy

Thinking about buying a condo in Ottawa? Whether you're a first-time buyer, relocating for remote work, or just looking to simplify your lifestyle, condo living in the capital can be a great move—but it’s not for everyone. Here’s what you need to know about condo ownership in Ottawa, how to decide if it's right for you, and what to watch for when choosing your new place.

Why Do So Many People Choose Condos in Ottawa?

Ottawa’s condo market has taken off in recent years—and for good reason. Condos offer a lower-maintenance lifestyle with built-in amenities and lower price points than most freehold homes. They're also typically located in the city's most vibrant neighbourhoods like Centretown, ByWard Market, Westboro, and Little Italy, where walkability, culture, and dining are part of the daily experience.

Plus, with a large government workforce, a growing tech sector, and a strong remote work trend, more buyers are prioritizing convenience, transit access, and lifestyle—all of which condos in Ottawa deliver.

What You Actually Own in a Condo

When you buy a condo, you’re not just buying your unit. You’re also buying a share of the common elements: hallways, the lobby, amenities like gyms or party rooms, and even things like the roof and foundation. That’s why your monthly condo fees go toward maintaining those shared areas.

It’s also why reviewing a building’s status certificate matters—this document outlines the building’s finances, reserve fund, and any upcoming repair costs that could result in a fee hike or special assessment.

Condo Fees: What’s Included and What’s Not

Condo fees in Ottawa vary, but they typically cover building maintenance, management, insurance, amenities, and sometimes heat or water. Newer builds with rooftop terraces, concierge services, pools, or gyms usually come with higher fees, while older or smaller buildings often keep things simpler—and cheaper.

What’s not included? Your property taxes, hydro, and contents insurance (think: your actual furniture and belongings). Always read the fine print so you know exactly what your monthly costs will be.

Freehold vs. Condo vs. POTL: What’s the Difference?

Condo living doesn’t always mean a high-rise. In Ottawa, you’ll also see POTL (Parcel of Tied Land) homes—often townhomes that look like freeholds, but with shared services like snow removal or lawn care. These strike a nice balance for buyers who want the aesthetic of a freehold without all the outdoor maintenance.

Not sure what you’re looking at? Ask your agent (or reach out to us—we’re happy to break it down).

Things You Might Not Think to Check

• Reserve Fund: A healthy reserve fund means fewer surprise costs down the road.

• Short-Term Rental Rules: If you’re thinking of renting out your unit on Airbnb, make sure the building allows it.

• Noise and Soundproofing: Concrete buildings usually have better sound insulation than wood-framed ones.

• Parking and Storage: Not all condos come with a spot—or they might cost extra. Same goes for storage lockers.

Ottawa Neighbourhoods Popular with Condo Buyers

• Centretown: Ideal for those who want a mix of walkability, culture, and city views.

• Westboro: A little more laid-back with a boutique, local feel.

• Little Italy: Great restaurants, easy transit, and access to Dow’s Lake and the Trillium Pathway.

• ByWard Market: Trendy and historic, perfect for foodies and night owls alike.

Final Thoughts: Is Condo Living Right for You?

If you like the idea of having less to maintain, being close to the action, and living in a space that suits your lifestyle, a condo might be exactly what you need. But it’s not a one-size-fits-all situation—so having someone who knows the ins and outs of each building and neighbourhood can make all the difference.

Selling Your Condo in Ottawa in the Winter

If you’re cautious about selling your Ottawa condo during the winter season, you’re not alone. You’ve probably heard that the winter is a slow season, that people typically aren’t looking to move, or that you’d be wise to wait until the spring. However, that isn’t always true. Let’s break down some of the pros and cons of selling your condo during the winter season.

Pros:

Although there are fewer buyers shopping in the winter season, those who are are more serious about finding a home. You can assume if they are looking during the winter ‘slow’ season, that it is imperative they move relatively soon! Because of this, you may actually get away with fewer showings and more interested parties earlier on.

Because the winter market is slow, you’ll also have fewer competitors in your specific market. During the spring, you may find that plenty of condos similar to yours are on the market. In the winter, you may be the only one, meaning you’ll have more interested buyers coming right to you.

Another benefit of starting your journey to sell your condo in the winter is it gives you more time if you need it. If after meeting with your real estate agent you realize you’d like to upgrade the floors for example, even if it takes longer than expected, the market is heating up as you do it, so you’ll still benefit from an easier sale. If you decided to do the same in the summer, you might have the opposite.

Finally, after the holidays, we typically see an increase of people browsing for new homes. It’s a great time to be on the market because your home will be seen by a large number of people who are getting started on their buyer’s journeys!

Cons:

Despite these benefits, there are definitely some ways that selling a condo in the winter is difficult. First and foremost, the exterior of your building and any outdoor amenities may be hard to photograph for your listing. You may be able to bypass this if your real estate agent has previously listed a home in your condo, or if they have connections to the building and can access photos from the initial marketing of the building. Snow and ice typically don’t perform well, and some outdoor amenities may be totally closed off.

A second issue with the snow and ice is keeping your home clean while potential buyers visit for showings or open houses. A pro tip from our team, get a large and thick rug for your front entrance to give people adequate space to remove their shoes!

Although fewer buyers mean more serious buyers, it also means that your property may be on the market for longer than you’d like. If you’re looking for a quick closing, you’ll need to work with your real estate agent to create a plan to try and get that done.

Winter is also cold and flu season, meaning you may find more showings getting cancelled, and you may be at a larger risk of getting sick by welcoming so many people into your home. We always offer our clients hand sanitizer for all showings and open houses, but there is definitely more risk during this season!

Overall, there is no one perfect time for everyone to put their property up for sale. If you are considering selling, the best thing that you can do is work with an expert realtor who can help develop a plan for you and your property based on your needs! Whether you’re prioritizing a high-priced sale, a quick closing, or are just testing the waters… working with an expert will help you ensure you’re making all the right choices.

What Condominium Buildings Are Close To Shopify? 2019 Edition

Established in 2004, Shopify has become one of Ottawa’s top employers. Seeing so much growth over the past several years, the company has now has two addresses in Ottawa; 234 Laurier Ave and 150 Elgin St. Everyday new positions are opening up at these two locations that the desire to live close to work is a top priority for new employees.

Are you a current or future employee of Shopify? If so, we put this guide together to help you decide which condo buildings you should be considering. We have narrowed down the top five buildings that are in less than a 10 minute walking distance to both Shopify locations and have the fresh contemporary look and vibe you want to have. Plus, all of these options have units available for both buying, or renting.

We have helped Shopify employees find a home in each of these buildings below - need help finding a place to live? Fill out the form at the bottom and let’s chat.

179 Metcalfe St and 40 Nepean St
Tribeca Phase One and Tribeca East

The Tribeca’s were built by Claridge Homes in 2014 and 2015. 179 Metcalfe (phase 1) contains 260 units that includes studios, one, and two bedroom units that range in size from 460sqft to 1145sqft. 40 Nepean St contains 179 that also include studio or one and two bedroom units. Both buildings feature spacious units with floor to ceiling windows that flood the space with natural light, high ceilings, and open concept living spaces.The amenities at both these buildings include a concierge, board room, party room, indoor pool, fitness centre, guest suites, bicycle storage, storage lockers, and underground parking. The Tribeca’s are within a 4 minute walking distance from both the Shopify Laurier Ave location and the Elgin St location. Hard to beat the location. Why we love them? Aside from their great location, you can find a Sobey’s (soon to be Farmboy) grocery store in the buildings podium (which also includes wine and beer sales!).

324 Laurier Ave - The Mondrian

The Mondrian was built by Urban Capital in 2008 and contains 250 one, two bedroom units (there are a couple studio units but rare) that range in size from 472sqft to 1600sqft. The units feature 9 foot ceilings, open concept living spaces, and floor to ceiling windows. All of the amenities are located on the 6th floor - which include the outdoor saltwater pool, bbq and dining area, gym, lounge/party room. Pets are also allowed in this building. The Laurier location is a short 4 minute walk from The Mondrian and the Elgin location is 7 minutes. Why we love The Mondrian? Shoppers Drug Mart is located in the podium of the building, bike paths located at the front door which allows quick and easy way to get to the office, real concierge in the building, and most units are of a good size. The building is easy to spot from the street with the solid red glass panels - an ode to french painter Piet Mondrian who the building was named after.

199 Slater St - The Slater

Built by Broccolini in 2017, The Slater contains a total of 179 studio, one, and two bedroom units. These units range in size from 1442sqft to 1929sqft and feature European kitchens, 9 foot ceilings, floor to ceiling windows, and modern barn style bedroom doors. Amenities at The Slater include a party room, theatre room, fitness centre, hot tub, storage lockers, concierge, underground parking, and also allow pets under 40 pounds. The walking distance to the Elgin St location is 7 minutes and only 3 minutes to the Laurier Location. Why we love The Slater? Aside from the higher level of quality finishes, the building also has a minimum lease term of only two nights. This means that you would be able to use the property as an short term investment (such as AirBnb) if you are traveling, or gone for an extended period of time.

300 Lisgar St - SOHO Lisgar

Built by Mastercraft Starwood in 2013, SOHO Lisgar contains a total of 169 one and two bedroom units that range in size from 522sqft to 1032sqft. These units feature gleaming hardwood flooring, marble bathrooms, European appliances, and floor to ceiling wall to wall windows. Amenities at SOHO Lisgar include a concierge, outdoor pool with loungers, outdoor BBQ, party room, theatre room, hot tub, board room, fitness room, sauna, bicycle storage, storage lockers, and underground parking. Pets are also allowed in this building. The Laurier location is a short 5 minute walk and the Elgin location is 8 minutes. Why we love SOHO Lisgar? The design is timeless, location is great, plus the amenities are stunning.

Too close? Want to live a little further out?

Don’t want to live that close to the office? We have also narrowed down 6 buildings that are modern, still close… but not tooo close.

224 Lyon St - Gotham

Built by Lamb Developments in 2016, this statuesque building features a total of 251 studio, one, or two bedroom units, that range in size from 424sqft to 1445sqft. These units feature hardwood flooring, exposed concrete ceilings and accent walls, floor to ceiling windows, and open concept living spaces. Amenities at Gotham include concierge, outdoor BBQ and dining area, party room, BBQ hookup on the balcony, bicycle storage, storage lockers, underground parking, and pets are also allowed. Gotham is a 13 minute walk to the Elgin Shopify location and a 10 minute walk to the Laurier location. Why we love Gotham? Aside from the modern finishes (exposed concrete), Gotham is the only building on this list that allows you to have your own BBQ on your balcony (gas hookup on the balcony), plus gas stoves in the unit.

255 Bay St - The Bowery

View fullsize

View fullsize

View fullsize

The Bowery was built by Richcraft in 2017 and contains a total of 248 studio, one bedroom, two bedroom, or two storey units, that range in size from 375sqft to 945sqft. The spacious units feature hardwood flooring, sleek kitchens with granite counter tops, and large windows flooding the living space with natural light. Amenities at The Bowery include a rooftop pool, outdoor BBQ and dining area, party room, yoga centre, fitness centre, concierge, guest suites, storage lockers, underground parking. This building also allows pets. The Bowery is a 15 minute walk to the Elgin location and 11 minutes to the Laurier location. Why we love The Bowery? The amenities are beautiful. Indoor rooftop pool, gym, lounge, dining room, they are hard to beat.

354 Gladstone Ave and 349 Mcleod St
Central Condo Phase 1

Central Condo Phase one was built by Urban Capital in 2012 and is comprised of 240 one and two bedroom units that range in size from 478sqft to 1117sqft. These stunning industrial style units feature gleaming hardwood flooring, 9 foot concrete ceilings, exposed concrete pillars and ductwork, and floor to ceiling windows. The amenities are shared between the two buildings and include a concierge, dining room, fitness centre, party room, and recreation centre. Central Condo Phase One is within a 13 minute walk to the Laurier location and 16 minutes to the Elgin location.

360 Mcleod and 340 Mcleod st
Central Condos Phase 2 and Hideaway

View fullsize

Built by Urban Capital in 2014 and 2015, these two buildings contain 328 studio, one or two bedroom units that range in size from 435sqft to 863sqft. These urban-style units feature 10 foot exposed concrete ceilings, exposed ductwork and modern sliding bedroom doors. The amenities are shared between the two buildings and feature a party room with full kitchen and pool table and private terrace with outdoor BBQ. There is also a resort style outdoor pool with private cabanas and poolside fireplace. Both buildings are a 15 minute walk from the Laurier location and 18 minutes to the Elgin location.

Also in walking distance to these condominium buildings is a Sobeys Urban Fresh, Independent Grocer, Shoppers Drug Mart, LCBO, several coffee shops, five star restaurants, and so much more.

Are you a Shopify employee who is new to Ottawa, trying to sort out where the best place to live is? Unsure and want help? Let’s chat! Fill out the form at the bottom of the page, txt/call 613-286-9501, or email Matt@mattrichling.com

Landlords Guide To Renting Your Ottawa Condo

Are you looking to rent out your Ottawa condo, but don’t know where to start? Heard too many horror stories about bad tenants? We have put together a short guide to help guide you with the leasing process and what to expect.

Know Your Condo

Gather all of the information that you can. Ask your condo board about the rules or restrictions on rentals. Some buildings in Ottawa have minimum lease length of three or six months (to stop short term leasing), and some have rules stating that all tenants must be from the same family (to avoid student or rooming homes). What utilities or services are included in the rent or in the condo fee? What about pet’s? Etc. The more information that you can find out, the easier it will be down the line.

Know Your Market

How much are you going to price the condo for? What are rentals going for in your building or area? How do they compare to your unit? What is the market like and can you take advantage of that? Are you looking to rent the unit furnished? We have seen prices jump around $200 per month this year depending on the building and location, due to a lack of inventory.

Marketing

Before we can get tenants into the property we need marketing materials (pretty pictures) that help gather interest. Is the unit vacant or do you still have your furniture in the unit? If you are still there, do you need to declutter and do any repairs or remove furniture? We almost need to treat it like you are selling. Remember we are trying to find a tenant who is going to love the place as much as you do and one who is willing to pay top dollar for that space.

Once everything is perfect we bring in our professional photographer to capture the unit. While you might think it is easy to rent with basic phone quality shots, or even no photos (depending on how hot the market is), having back up photos when the place looked perfect is invaluable. The tenants might not leave it the cleanest and to have the photos ahead of time is only going to save you in the long run!

Best Places To Advertise The Rental In Ottawa

Same as when you are selling, you want to get the maximum exposure that is possible. Industry websites like Realtor.ca are mandatory, but still important are Kijiji, Craigslist, Padmapper, Zumper, along with the more local sites! Are you targeting a specific tenant, such as a student (Ottawa or Carleton University), or diplomat or even specific embassy, political member or specific party, high tech crowd? Depending on the tenant there are specific websites that would be a better target for that tenant. To advertise to Carleton University students, we use Places4Students.com as it is the preferred vendor by the school.

Writing the Ad

Thinking like the tenant you are trying to attract and writing the ad to speak directly to them. Focus on facts and information, not fluff. Know your rules and listing off what is included in the rent. Things that might seem obvious to you, might not be to a tenant. Be clear and don’t use all caps (unless you

Showings and Inquires

Once the property ad goes live, you will start to get inquiries from interested tenants. Often they want some clarification about the ad (is “X” allowed, or is “Y” included in the rent?). Use these questions to help improve the ad if you are not getting the responses that you are expecting. The majority of the inquires will want to book a showing to see the unit. In a hot market, you can schedule a few times that work best for you. Make sure that when you are booking a showing you get some basic information about the person and what they are expecting (when do they want to start etc) so you are not wasting your time if that isn’t possible. Qualifying them as best as possible.

Tenant Selection

Once you have started getting tenants interested in applying, then you really need to put on your detective hat. We have all prospective tenants fill out a full rental application, which lists current and previous job and housing situations. It asks for references, about pets, expected start date, car information, and debts. We will also ask for proof of employment (such as pay stubs or letter of employment), plus we will pull there credit report (equifax etc) so we can see first hand their credit score and how they have managed their finances. We are trying to paint a picture of who the tenant is, and how reliable they will be. Once you have collected all of this, then call the references and employer and verify things that are on the application. You want to ensure they have not lied! Be careful when calling current landlords, often they will say amazing things about the tenant in order to get them out - helping problem tenants find a new place to call home! When speaking to landlords, ask facts, such as did they pay rent on time, etc.

The Lease

Once you have selected a tenant, you will need to have them sign the lease! The government has made this much easier with introducing the mandatory residential lease. It is quite easy to fill out, but take your time and ensure you fully understand each part of the lease. Just because you can cross something out or add a special clause does not mean it is legal or enforceable. You can always speak with your lawyer to help with any additional clauses or questions!

TIPS for condo landlords!

• Don’t forget to change your insurance to landlord insurance! Plus make sure your tenants have property and liability insurance as well!

• Often utility companies have Landlord accounts, so any days in between tenants are properly charged to you.

• Be upfront with your tenants. We prefer open dialogue and good communication with our tenants. If you don’t want pets, make it clear in the add and tell those who apply.

• Learn the rules, and don’t be afraid to ask questions if you are unsure.

• It’s a business - so treat it like one. Keep a record of all of your expenses. Speak with an accountant. You can’t write off your time!

• Explore the benefits of hiring a property manager. A great property manager is worth their weight in gold.

Questions about renting out your condo? Want help and guidance? Let’s chat!

Condos + Babies: Interview With Sam

We sat down with Sam Hetz who is the Owner and Medical Director at Concept Medical to ask him about his first hand experience with having and then raising his daughter while living in their condo. Sam and his wife Hana, raised their daughter Ava in a 1057 sqft two bedroom two bathroom hard loft in Hintonburg.

Hana, Sam, and Hana

What are some of the biggest issues you had raising Ava in the condo? How were you able to overcome them?

We actually found it a total breeze. Given we had two bedrooms, it made it easier than what I think it would have been if we had a smaller space. The only concern we had was that we have a loft-style condo, with open spaces at the top of the door way, which means sounds travel very easily! In the end, this was actually a benefit, as Ava got use to having ambient noice, and now sleeps through anything! Now that Ava is almost 3 years old, we have found that she is expanding her real-estate and taking over more of the condo.  

Babies take up a lot of space, how did you cope? Any tricks?

The first thing would be to buy what you NEED not what you think you’ll need. Babies, especially in the first 6 months really only require the basics. Loading up your condo with extras is a sure way to fill up your space - and stretch the budget. Second, is organize - we installed a closet organizer (thanks, Ikea) which maximized our storage space. As well, we purchased a crib that has an attached changing table and numerous drawers, and internal shelves which allows us to tuck away diapers, etc… 

You live in an open loft, how did you handle noise and keeping things quiet or getting sleep yourselves?

Honestly, this was a non-issue for us (see question 1). At first it was a major concern of ours. However, I think if your baby gets use to surrounding noise, they become use to it, and are able to fall asleep.  

What did you need and what did you waste your money on?

One of the best things we received as a gift was a Diaper Gene. So worth it! It takes up very little room, and kept our condo smelling fresh! If you’re not fortunate to receive one as a gift, it’s worth the buy. I would say the one disappointing buy was a Jolly Jumper. It DID take up a lot of space, and our daughter out grew it really quickly. Given the set up/take down in the condo, I likely wouldn’t buy another one unless we had more space. Oh, and being in a condo we really had NO need for a baby monitor (although we did buy one as well). 

Did you raise, or do you know someone who raised their child in a small space? We would love to talk to them - we want to help expecting parents with things that can help them with this upcoming transition! Click the button and fill out the form below!

CLICK HERE

Condos and Babies

---

The LRT + Ottawa Condo's - Which Buildings Are Close To an LRT Stop?

Currently under construction, the new LRT is certainly going to help transform the city and make getting around easier. 13 stops in total (not including what is currently built or planned for the second and following phase), including three stops in the underground tunnel which is located downtown. The LRT will without a doubt, transform our city.

However, when I went to try and find an easy way to see exactly where the stops are, or how far away I was from one, there didn’t seem to be an easy resource. To solve this problem we put together a quick (and still a work in progress) interactive map with all of the stops and condo buildings!

Click on this link - or visit https://ottawalrtstations.com

Keep in mind it is still a work in progress as we add buildings, future phases, and stops. If you have some feedback or if there is something we can fix, let me know!

Ottawa Condo Market Statistics - September 2018

Every month we take a closer look at the sales data for the previous month for the top five "downtown" area's - Centretown, Byward Market and Sandyhill, Little Italy (which includes Lebretown Flats), Hintonburg, and Westboro. The information will be specific to apartment style condominiums, and only what sold through the MLS. Also, DOM (Day's On Market) is calculated to include the conditional period which in Ottawa is almost every single transaction to be roughly 10-14 days. Questions?

---

CENTRETOWN

Huge jump in the average selling price for Centretown condos this year compared to September of 2017. Part of the reason for the large jump was due to a number of sales over the $500k mark. Over last month, we saw a similar number of new listings, while we saw quite a few more properties sell (33 vs 24). The list to sold price ratio stayed about the same, with the days on market increasing slightly (63 vs 51).

---

BYWARD MARKET AND SANDY HILL
(INCLUDES LOWERTOWN)

Compared to last month, the Byward Market saw a healthy jump in average sold price with the number of sold condo units fell over last month (16 vs 24). Other than the differences in sold price, September of 2018 is pretty much the same as last year.

---

LITTLE ITALY
(INCLUDING LEBRETON FLATS)

Little Italy continues to see fewer sales compared to new listings which is great if you are a buyer looking to enter. The average selling price is up over last month (362,330) and last year (329,086). Take the sold data with a grain of salt, since there is only a few sales to provide an average.

---

HINTONBURG

Hintonburg continues to be an area with healthy demand and very few options for buyers. Lots of older product with very few modern buildings that continue to cause havoc on the numbers. Like last month, we saw the same amount of new listings that ended up selling, providing no increase or decrease to number of available product. With that, the DOM and list to sold price continue to weaken. We are seeing first hand that nice product that is priced right will sell quick!

---

Westboro

Westboro continues to stay in great shape with one of the highest average selling prices. The DOM tightened up over last month, however we saw more activity which brought the other numbers more in line with what we are seeing across the city.

---

Looking for specific information about an Ottawa condo building or area? Thinking of buying and maximizing your dollar? Let's chat. Fill out the form below.

Matt Richling x Ottawa Citizen - What You Should Know About Buying A Condo In Ottawa

Matt was asked about some of the things to look out for when purchasing a condo in Ottawa. CLICK HERE to read the full article.

"Matt Richling, an Ottawa real estate agent, says prospective buyers should also check with the people who live in the building by knocking on doors or connecting on social media to find out more about the “culture” of the condo. “A condo, in theory, is a city within a city,” he says. “Neighbours are the most important thing when you’re buying a house, and that’s the same here. Instead of living the next plot over, you’re sharing a small wall with neighbours.”

Richling, though, says that being engaged in the financial and physical health of the building is crucial, and that means attending meetings.
“It’s the biggest thing,” he says. “Be involved. Think about what’s important to you.”

Thinking about buying a condo in Ottawa? Let's chat!

Condo Fees - What exactly am I paying for?

The gym at 111 Champagne (SoHo Champagne) is a common element which is paid for by the monthly condo fee.

A common question people ask is regarding the monthly condo fees and what exactly the fee is paying for. To start, the fee is to pay for your share of the building... or your share of the common expenses. 
Your share is decided based on your percentage of ownership in the building or square footage of the overall building. In a highrise, it can be as little as .3% (or even less), however in a small lowrise that percentage could much higher. This would also increase if you have a parking spot and locker. Keep in mind that (typically, in most buildings) balconies or terraces are not used to determine ownership - you don't pay for the square footage of your balcony or terrace. They are referred to as exclusive common elements. You don't own them like the condo unit, instead, you have exclusive rights to use them. 

Common expenses can include:
- garbage collection
- snow removal
- landscaping
- water charges
- electricity for the common elements (hallways, parking garages, etc)
- natural gas heating for the common elements
- natural gas heating for the boiler tanks that supply heating to the units
- building insurance
- professional property management
- audit, legal, and professional expenses (lawyer, accountant, etc.)
- the maintenance, repair, and replacement of the common element components (this is and can be a big one - since this includes the building structure, elevators, windows, etc.) this also includes the amenities and equipment (gym equipment, bbq, pool, etc.)
- the cost of borrowing money (if a repair is needed that can't be covered by the reserve fund, the Corporation needs to borrow money)
- any remuneration payable to employees (superintendent, security, concierge, etc).

Every year Ottawa condo owners receive a breakdown of the expenses, and how the monthly condo fee was allocated and is projected to be spent. It is easy to ignore the document as it is long and dry, but important to look over and pay attention to how the money is being spent. 

Often I explain it as living in a condo provides a luxury that is impossible to match in a residential house at the same price point. Underground heated parking, an elevator, a concierge, gym, party room, no landscaping such as snow removal or lawn cutting, and no taking out the trash - just send it down a chute. 

Have a question about condo living or buying a condo? Let's chat.

Where Does My Condo Start? What do I own?

A common question is regarding the boundaries of the condo, where exactly does it start? What exactly do you own, versus what is a common element? The answer is simple - check your status certificate. The main reason is that every single building is different and each building will have a different definition.

That said let's give you a better answer - let's take a closer look at the status certificate for The Galleria Phase 2 (238 Besserer) which will be fairly similar for those in a recently built highrise. Again, don't assume this is what is used by your building, check your own status certificate.

For the residential condo, the status describes the
- horizontal lower (floor) boundary as the upper unfinished surface of the concrete floor slab,
- horizontal upper (ceiling) boundary as the lower unfinished surface of the concrete slab above the unit.
It is explained using the concrete (rather than the drywall) since many buildings don't have finished ceilings!

Now for the vertical boundaries, 
- The backside surface of the drywall on the exterior walls of each unit,
- In the vicinity of the structural walls and columns, (which shall not form part of the unit), the backside surface of the drywall that surrounds such walls and columns,
- In the vicinity of pipe and duct chases, (which shall not form part of the unit), the backside surface of the drywall surrounding such chases,

What about windows and exterior doors??
- In the vicinity of the windows and exterior doors, the unfinished interior surface of the windows and doors in closed position, the inner or unit side surface of the glass contained therein, and the unfinished interior surface of the window and door frames. 

Fireplace?
- the portion of the fireplace and flue lying within the unit boundaries described above shall form part of the unit.

To sum it up, in 238 Besserer and in many similar buildings you own the drywall and in. BUT always check your own status certificate!

Questions about your condo? Let's chat!

Top Condo Renovations for Maximum Return

A common question that I am asked is regarding which renovations will bring the best return when looking to sell an Ottawa condo or loft. Typically my answer can be very specific to the unit, however, there are some general ideas that you should start with.

1. Painting. Without a question, one of the most common things that is suggested to a client is a fresh coat of paint on the walls and trim work. Sometimes there are hairline cracks in the ceiling or scuff marks on the trim, and for the cost, it is the typically the best thing you can do to prep the condo for sale. A nice light grey goes a LONG way!

2. Kitchen. While not usually the cheapest option, more units around the city are starting to have slightly dated cabinets and counters. While replacing the counters is (essentially) an easy task, replacing the cabinets is a serious overhaul and a lot of work. However, depending on the unit and the cost it can make a HUGE difference in the unit. Remeber that a condo doesn't have numerous rooms or places to spend money - so having the main room look its best does a lot for sale price.

2.5 Parts of the kitchen. Even replacing the handles or painting the cabinets will give a fresh and serious change to the space. You don't always need to spend a boatload of cash to get results. 

3. Flooring. One of the first things most buyers notice when they walk into a unit is the quality of the flooring and the shape that it is in. Do you have carpet? Has the dog put deep scratches all over? Shoe or furniture imprints throughout the unit? These are a huge turn off for most buyers. Resist the urge to throw down low-cost laminate flooring, as it doesn't last. However every unit and budget is different.

4. Bathroom. Similar to the kitchen, there are not many rooms to spend money in a small condo. However, a new cabinet, mirror, or sometimes even just a shower curtain will go a long way in revamping the feel of the en-suite bathroom and can cost a lot less then in the kitchen. Some "modern" buildings from the 2003-2005 era have a very "interesting" yellow mustard tile - again, a huge turnoff for buyers.

5. Closet System. One of the first things we did in our condo was to remove the current standard "builder" closet and replace it with a closet system. This allowed us to fit two to almost three times the amount in the same space. It completely changed the way we were able to use the space and in a condo, every inch counts. There are numerous options available from DIY at Homedepot or Lowes, to custom built options! 

6. CLEAN. Yes, it isn't exactly a renovation, but you would be surprised by the number of people who don't DEEP clean, or even just clean period before putting their unit up on the market. A buyer wants to feel like they can live there and they want to feel that YOU love living there. If you don't take care of the space it subconsciously tells them that you don't like it and that they won't either. Go crazy with the cleaning - it will pay for itself!

While every unit is different, these are typically what I seem to mention when a client is asking what the can do in order to increase the value for selling. Want to chat about your unit specifically or just get more information about selling your condo? I would love to chat and answer any questions that you have.