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?
We know every building. Let’s find the one that fits you.

Why Buying a Condo Is Still One of the Smartest Moves You Can Make in Ottawa

When it comes to building long-term wealth, owning a condo in Ottawa remains one of the most accessible and strategic ways to get into the real estate market, especially if you’re a first-time buyer or looking for a low-maintenance lifestyle.

But beyond the obvious reasons like location and affordability, there are a few less-talked-about benefits to condo living that still make it a smart move in 2025.

1. Built-In Maintenance = Built-In Peace of Mind

If you're not into snow shovelling, lawn mowing, or emergency roof repairs, condo life gives you the freedom to live without the chores of traditional homeownership. Your monthly condo fees go toward shared services like building upkeep, snow removal, landscaping, and more, so you can focus on living, not labour.

2. Location Without Compromise

Condos often exist where freeholds can’t: right in the heart of the city. Want to live steps from the Canal, Parliament Hill, or your downtown office? A condo might be your best—and only—affordable way to do it. This kind of access is part of what keeps condos in demand over time.

3. Predictable Monthly Costs

Your condo fee covers shared expenses, which means fewer financial surprises. While the idea of monthly fees turns some people off, many buyers actually appreciate knowing exactly what’s included, and budgeting becomes easier when you’re not constantly worried about the next big home repair.

4. A Great First Step into the Market

For first-time buyers, condos can offer a lower price point, fewer maintenance responsibilities, and a smart way to build equity. Even if your long-term goal is a freehold, getting into the market with a condo lets you grow your investment while living in a place you love.

5. Lifestyle Amenities You Actually Use

Many modern condo buildings come with lifestyle perks like fitness centres, rooftop terraces, bike storage, concierge service, or guest suites. These aren’t just nice-to-haves—they’re quality-of-life upgrades that can make your day-to-day feel more comfortable and connected.

Final Thoughts

The truth is, condo living isn’t for everyone. But if you value simplicity, community, location, and a more streamlined approach to homeownership, it’s worth exploring your options. Whether you’re looking for a minimalist bachelor unit or a penthouse with skyline views, there’s likely a condo in Ottawa that fits your lifestyle—and your budget.

Ready to start your search? Let’s talk.

Is It Time to Upgrade Your Ottawa Condo? Here’s Why 2025 Might Be the Perfect Moment

If you’ve been living in your Ottawa condo for a few years, you might be wondering: Should I make a move? Is there something better out there?

Whether your lifestyle has changed or you’re simply ready for more space, upgrading your condo could be the right next step. And in 2025, the timing might be ideal.

Let’s break down what’s happening in the Ottawa condo market right now—and why moving to a bigger or more luxurious unit might be easier (and smarter) than you think.

You’ve Likely Built Equity—Now You Can Use It

Condo prices in Ottawa have seen steady growth, especially in core neighbourhoods like Centretown, Little Italy, and Westboro. If you bought before 2022, there's a good chance you've built equity that can now be used as a down payment on a larger unit—or even a luxury condo.

According to the Ottawa Real Estate Board, the average condo sale price in April 2025 was up 3.2% year-over-year, while inventory levels rose, offering more selection to buyers.

If you're not sure where you stand, get a free condo valuation and we’ll break down your options.

The Market Is Giving Buyers More Leverage

Unlike the frenzied years of 2020–2022, the condo market in 2025 is more balanced. We’re seeing less competition and more high-quality listings, particularly in buildings where units rarely come up for sale.

This means you don’t have to compromise—you can take your time to find the layout, view, and amenities that truly match your lifestyle.

Buildings worth watching this year include:

• The Charlotte (Sandy Hill)

• Claridge Icon (Little Italy)

• The Rideau at 1035 Bank (Glebe)

• The Metropole (Westboro)

You Know What You Want—And What You Don’t

Once you've lived in a condo, you're no longer guessing. You know which layouts work. You understand the value of soundproofing, balcony exposure, building maintenance, and elevator speed.

Whether you’re looking for a dedicated office space, a larger kitchen, or an extra bedroom for guests, upgrading now lets you buy with intention.

Luxury Is More Attainable Than You Think

A “luxury condo” doesn’t have to mean an eye-popping price tag. In fact, many of Ottawa’s most desirable units offer long-term value through:

• Higher-quality finishes

• Better building amenities

• Lower condo fees per square foot

• Underground EV-ready parking

• Smart layouts that grow with you

When you factor in your equity, a luxury upgrade might not be out of reach at all.

You’re Thinking Long-Term

Maybe you’re ready to host family dinners. Or maybe you're prioritizing walkability, security, and peace of mind. Whatever your goals, your condo should support your future, not just your present.

We help our clients transition into that next chapter with ease, without sacrificing comfort, timing, or control.

FAQ: Upgrading Your Ottawa Condo

Q: How do I sell and buy at the same time?
We work with you to time your sale and purchase to avoid stress. This can include bridge financing or negotiating flexible closing dates to keep things smooth.

Q: What kind of upgrade can I afford?
It depends on your current equity and the neighbourhoods you're targeting. We’ll connect you with a trusted mortgage advisor to get the full picture.

Q: What areas in Ottawa are best for luxury condo living?
The Glebe, Westboro, Little Italy, and Centretown continue to lead for boutique and high-end buildings with amenities that appeal to long-term owners.

Ready to Explore the Upgrade?

At MattRichling.com, we don’t just help people buy condos—we help them level up. If you're starting to think about what's next, let’s talk strategy.

Request a personalized valuation or reach out to start the conversation.

Your next space could be the one that finally feels like home.

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

If you’re looking to buy a condo in Ottawa in 2025, the $500,000 price point is where things get interesting. It’s the sweet spot between entry-level affordability and elevated lifestyle — but what you get for your money can vary wildly depending on where and what you’re buying.

Here’s a closer look at what $500,000 actually gets you in today’s Ottawa condo market — and what to know before you start your search.

Neighbourhood Breakdown: Where to Look

1. Centretown & Golden Triangle
These areas are known for walkability, Parliament views, and proximity to downtown offices. For $500K, expect:

• 1-bed + den or 2-bed units in established buildings like The Mondrian or The Bowery

• ~700–900 sq. ft.

• Access to rooftop terraces, gyms, and indoor parking (though not always included)

• A blend of classic concrete construction and newer glass towers

2. Westboro & Hintonburg
For buyers who want trendy coffee shops, local boutiques, and access to the O-Train:

• 1-bed units with high-end finishes in boutique buildings like The Eddy or UpperWest

• Some 2-beds in older, lower-rise buildings

• Less square footage but strong appreciation potential

• High rental desirability if you’re buying as an investment

3. The Glebe & Old Ottawa East
These neighbourhoods offer fewer condo buildings but lots of lifestyle appeal. At $500K, you might find:

• 1-bed units in modern developments like Greystone Village

• River views or green space nearby

• Top-tier walkability and access to Bank Street shops, Lansdowne, and trails

4. ByWard Market & Lowertown
Close to nightlife, restaurants, and the Rideau Centre:

• You can still find spacious 2-bedroom units in older buildings

• Newer buildings (like Claridge Moon or 700 Sussex) are tighter on space but high on finishes

• Think hotel-style amenities, concierge service, and strong long-term value

What to Expect Inside

At the $500K mark, most buyers can expect:

• Stainless steel appliances

• Stone countertops

• In-unit laundry

• 9' ceilings (in many cases)

• One bathroom, though 1.5–2 bathrooms are still possible in older layouts

• One parking space is common but not guaranteed — especially downtown

The tradeoff in newer buildings is often square footage vs. finish quality, while older buildings may offer more space with dated interiors (which can be upgraded).

Market Conditions in 2025

• The average condo price in Ottawa sits around $437,000 as of early 2025, but $500K gives you access to better layouts, views, and buildings in prime locations.

• Condos have seen a 3–5% increase in value year-over-year, depending on neighbourhood.

• Inventory is relatively balanced, but well-priced, well-marketed units in top locations still move quickly.

Pro Tips from the Field

• If you want two bathrooms, look in older buildings. Many 1990s and early 2000s buildings offer generous layouts at better value per square foot.

• Corner units and higher floors carry premiums, but they also hold value better over time.

• Parking adds $30,000–$60,000 in value, depending on location — and it’s becoming increasingly rare in new builds.

• Avoid high condo fees without justification. Look for buildings where the fees reflect real amenities and maintenance, not just poor management.

Final Thoughts

Ottawa's condo market in 2025 offers a wide range of options for the $500,000 buyer — from minimalist bachelor pads with skyline views to roomy two-bedrooms in walkable neighbourhoods. Whether you're buying your first place, downsizing, or investing, the key is knowing your must-haves and working with someone who knows where to find them.

At mattrichling.com, we specialize in helping clients navigate the condo market with clarity, confidence, and local insight. If you're thinking of buying a condo in Ottawa this year, let's talk — and let’s find something that’s worth every penny.

Freehold vs. Condo in Ottawa: Which One’s Right for You in 2025?

Whether you're buying your first condo or adding to your investment portfolio, one question matters more than most: will it hold its value? In Ottawa’s evolving condo market, not all buildings are created equal — and long-term resale potential comes down to more than just square footage or finishes.

Here’s what we look for when evaluating whether a condo is likely to retain its value over time:

1. Location Still Reigns Supreme
It’s a cliché for a reason. Proximity to transit, downtown employment hubs, grocery stores, nightlife, or the Rideau Canal adds long-term demand. Walkable neighbourhoods like Centretown, Westboro, Little Italy, and The Glebe consistently perform well — and tend to weather market shifts more smoothly.

2. Quality of Construction
Buyers are getting smarter. They’re asking about soundproofing, HVAC systems, building envelope issues, and more. Well-built concrete buildings (especially those with good reserve fund studies and proactive condo boards) almost always hold their value better than cheaper, poorly maintained options.

3. Building Reputation
Ottawa’s real estate community talks — and so do residents. Certain names like Domicile, Charlesfort, and Ashcroft (Q West series) tend to have better track records when it comes to quality, service, and resale. If a building has a history of major repair issues or lawsuits, that reputation can drag down value even in a hot market.

4. Amenities that Actually Matter
Pools are nice. So is a rooftop terrace. But what’s essential is well-managed amenities that don’t push condo fees into the stratosphere. Think practical: in-unit laundry, decent storage, efficient elevators, parking that isn’t a daily headache, and bike storage.

5. Strong Management & Financials
A good condo board and a healthy reserve fund matter. We review these documents for every buyer, and for good reason: buildings with strong governance are able to keep up with maintenance and avoid unexpected special assessments that scare off future buyers.

6. Supply and Demand Within the Building
In larger buildings, it’s easy to overlook the internal supply curve. If 8 identical units are always listed at the same time, that’s a red flag. Boutique buildings or units with a truly unique layout, view, or outdoor space tend to perform better over time.

The Bottom Line?
Buy the right condo, and it will hold its value — even when the market shifts. At mattrichling.com, we specialize in helping buyers and investors find the best-performing buildings and avoid costly surprises. Curious about which buildings in Ottawa are holding strong in 2025? Reach out to us — and let’s talk strategy.

What Makes a Condo Hold Its Value in Ottawa?

Whether you're buying your first condo or adding to your investment portfolio, one question matters more than most: will it hold its value? In Ottawa’s evolving condo market, not all buildings are created equal — and long-term resale potential comes down to more than just square footage or finishes.

Here’s what we look for when evaluating whether a condo is likely to retain its value over time:

1. Location Still Reigns Supreme
It’s a cliché for a reason. Proximity to transit, downtown employment hubs, grocery stores, nightlife, or the Rideau Canal adds long-term demand. Walkable neighbourhoods like Centretown, Westboro, Little Italy, and The Glebe consistently perform well — and tend to weather market shifts more smoothly.

2. Quality of Construction
Buyers are getting smarter. They’re asking about soundproofing, HVAC systems, building envelope issues, and more. Well-built concrete buildings (especially those with good reserve fund studies and proactive condo boards) almost always hold their value better than cheaper, poorly maintained options.

3. Building Reputation
Ottawa’s real estate community talks — and so do residents. Certain names like Domicile, Charlesfort, and Ashcroft (Q West series) tend to have better track records when it comes to quality, service, and resale. If a building has a history of major repair issues or lawsuits, that reputation can drag down value even in a hot market.

4. Amenities that Actually Matter
Pools are nice. So is a rooftop terrace. But what’s essential is well-managed amenities that don’t push condo fees into the stratosphere. Think practical: in-unit laundry, decent storage, efficient elevators, parking that isn’t a daily headache, and bike storage.

5. Strong Management & Financials
A good condo board and a healthy reserve fund matter. We review these documents for every buyer, and for good reason: buildings with strong governance are able to keep up with maintenance and avoid unexpected special assessments that scare off future buyers.

6. Supply and Demand Within the Building
In larger buildings, it’s easy to overlook the internal supply curve. If 8 identical units are always listed at the same time, that’s a red flag. Boutique buildings or units with a truly unique layout, view, or outdoor space tend to perform better over time.

The Bottom Line?
Buy the right condo, and it will hold its value — even when the market shifts. At mattrichling.com, we specialize in helping buyers and investors find the best-performing buildings and avoid costly surprises. Curious about which buildings in Ottawa are holding strong in 2025? Reach out to us — and let’s talk strategy.

The Best Condo Floor Plans for Resale Value: What Ottawa Buyers Actually Want

When buying a condo in Ottawa—especially downtown—it’s easy to get caught up in surface details: shiny appliances, Instagrammable finishes, rooftop patios. But if there’s one thing that quietly separates a good investment from a frustrating resale later on, it’s the floor plan.

As a team that has helped thousands of clients buy and sell condos across the city, we’ve seen time and time again how certain layouts generate more demand, attract better offers, and sell faster. And others? They sit.

If you’re thinking long-term, here’s what you need to know about which condo floor plans perform best on the Ottawa market—and which ones to avoid.

Why Floor Plan Matters More Than You Think

Photos can sell a vibe. Staging can highlight potential. But once a buyer steps inside, it’s the layout that defines how the home feels—and whether it actually works for their lifestyle.

The right floor plan:

• Feels bigger than it is.

• Offers functional living and storage.

• Allows for privacy in bedrooms.

• Makes furniture placement simple.

Ottawa buyers are smart. If a layout feels awkward or cramped, they’ll notice—no matter how sleek the kitchen is.

Floor Plans That Perform Best in Ottawa

1. 1-Bedroom + Den (with Separation)

These layouts are gold for first-time buyers, remote workers, and investors alike. The key? The den must be usable as an office, nursery, or guest nook—not just a glorified hallway.

Look for:

• A den with a door or clear separation.

• Layouts over 650 sq. ft. to avoid a cramped feel.

• Open-concept living space that still defines dining and lounge zones.

2. Split 2-Bedroom Plans

A split layout—where the bedrooms are on opposite sides of the living space—is highly appealing for roommates, couples with guests, or anyone who wants privacy.

Buyers like:

• En-suite options for both bedrooms.

• Equal-sized rooms (important for investors or co-owners).

• Good window exposure in each room.

These units often resell better than a 2-bedroom with side-by-side bedrooms that share a wall.

3. Open Kitchen-Living Plans with an Island

Kitchens with an island or peninsula that opens into the living space are always a hit. Buyers want to cook, entertain, and socialize without feeling boxed in.

Best-in-class layouts feature:

• Room for bar stools.

• Space to place a proper dining table (even a small one).

• Easy furniture flow—avoid bottlenecks between the kitchen and balcony access.

4. Efficient 1-Bedroom Under 600 Sq. Ft.

Yes, smaller units can perform well—if the space is smart. Investors love these for rental potential, and minimalist buyers love them for affordability.

What works:

• No long hallways eating up space.

• Wall space for a desk or TV.

• A real bedroom—not a partitioned living area.

Buildings like The Bowery, SoBa, or Gotham often get these right.

Layouts That Struggle on the Market

Not all square footage is created equal. These layouts tend to get less interest or take longer to sell:

1. Long, Narrow “Bowling Alley” Units

These units often waste space in hallways and can feel dark. They’re difficult to furnish, and furniture placement often makes the unit feel smaller.

2. Internal Bedrooms with No Windows

Some condo designs sneak bedrooms into the interior of the unit, using sliding glass or half walls to create “bedrooms” without proper light or airflow.

Most buyers see these as dens—not bedrooms.

3. Studios Priced Too Close to 1-Bedrooms

Studios can make great investments or pied-à-terre units, but if priced within $20K–$30K of a true 1-bedroom, buyers will usually opt for the latter.

4. Jack-and-Jill Bathrooms

Two-way-access bathrooms often seem functional, but they add complexity and take away from closet or wall space. Many buyers are confused by them—and that hesitation can impact resale.

Tips for Buyers Who Want Strong Resale

If you're shopping for a condo in 2025 with plans to eventually sell, here’s what to keep in mind:

• Prioritize light and layout over flashy finishes. You can change countertops. You can’t change where the bedroom is.

• Furniture fit matters. Can a queen bed fit in the bedroom with nightstands? Can you host dinner for four?

• Pay attention to door swings. Sounds small, but poorly placed doors can drastically reduce usable space.

• South and east-facing units tend to photograph better (and feel warmer in the winter).

• Balcony access through the living room, not the bedroom, is almost always preferred.

What I Look for When Helping Condo Buyers

When I walk through a unit with a buyer, I’m asking:

• Is the layout livable?

• Can this compete on the resale market in 5–10 years?

• Is this a rental-grade layout, or one that will appeal to owner-occupants?

My job isn’t just to help you find a condo that looks good today—it’s to make sure you’re protected tomorrow. That means knowing which floor plans Ottawa buyers love, which buildings tend to outperform, and which layouts to avoid (even if they look good on paper).

Final Thoughts

You can’t renovate your way out of a bad layout. But when you start with a strong floor plan, you’re already ahead of the game.

Whether you’re looking to buy your first condo, upgrade to something bigger, or invest in Ottawa’s downtown core, I’m here to help you make a decision that holds its value.

Let’s talk floor plans.
Reach out anytime—we’re happy to share what I’ve seen perform best (and what hasn’t) based on hundreds of downtown deals.

What are buyers buying in Ottawa?

Four months into 2025, Ottawa’s market is holding strong with 3,160 total sales:

• 1,012 condos

• 2,148 residential properties

Here’s what’s moving—and how fast:

Residential Sales (2,148 total)

• Townhomes: 731 sales | Avg. $627,908
  28 days to sell | 99.28% of asking

• Detached Homes: 1,149 sales | Avg. $893,525
  29 days to sell | 98.81% of asking

• Semi-Detached: 185 sales | Avg. $779,736
  30 days to sell | 99.35% of asking

Condo Sales (1,012 total)

• Apartments: 646 sales | Avg. $432,497
  45 days to sell | 97.66% of asking

• Town/Row/Stacked: 356 sales | Avg. $440,470
  34 days to sell | 98.74% of asking

Occupancy Trends

• Residential:

  • Owner-occupied: 1,265 sales (59% of resales)
    99.31% of asking | 22 days

  • Tenant-occupied: 122 sales (6%)
    98.42% of asking | 37 days

  • Vacant: 735 sales (34%)
    98.39% of asking | 40 days

• Condos:

  • Owner-occupied: 422 sales (42% of condo sales)
    98.71% of asking | 34 days

  • Tenant-occupied: 94 sales (9%)
    96.99% of asking | 43 days

  • Vacant: 493 sales (49%)
    97.68% of asking | 46 days

The Takeaway:
Nearly 1 in 2 condos sold and 1 in 3 residential properties sold were vacant, showing strong investor turnover or new-build sales. Residential properties leaned more toward owner-occupancy, which sold faster and for closer to asking. Detached homes continue to dominate the market in both volume and price.

Curious where your property fits into the mix? Reach out anytime.

Mitch MacKenzie

mitch@mattrichling.com

613 282 9441

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

The Average Time to Sell a Condo in Ottawa

In general, condos in Ottawa take about 20–60 days to sell after being listed on MLS. But the timeline isn’t one-size-fits-all.

Here’s what can impact your sale:

• Neighbourhood: Condos in Centretown, ByWard Market, and Little Italy tend to move faster due to high demand and walkability.

• Price point: Well-priced units under $500K usually sell quicker than high-end or luxury condos.

• Building reputation: Buildings with strong management, good amenities, and low condo fees often sell faster.

• Time of year: Spring and early fall tend to be the busiest seasons for condo sales in Ottawa.

What Slows Down a Condo Sale?

Even in a relatively healthy market, some units linger. Here’s why:

• Overpricing: This is the #1 reason condos don’t sell. Buyers are informed and sensitive to value.

• Poor presentation: If your photos are dark, cluttered, or don’t show off your space properly, it’ll hurt your chances.

• High condo fees: Monthly fees over $800, unless justified by amenities or size, can scare off buyers.

• Limited availability for showings: Buyers move quickly. If your unit isn’t easy to see, it might be skipped.

• Older finishes: Even small cosmetic upgrades (like cabinet handles or light fixtures) can help a unit show better and sell faster.

How to Sell Your Condo Faster in Ottawa

Here’s how we help our clients cut down the days-on-market and maximize sale price:

• Pricing strategically: We do a full market analysis—not just based on what’s listed, but what’s sold. We also use off-market data to gauge demand.

• Professional photography & marketing: Your listing is everywhere it needs to be—MLS, Realtor.ca, Google, Instagram, our private email list, and more.

• Highlighting lifestyle, not just square footage: We sell your building, your location, and the lifestyle that comes with it.

• Positioning your unit competitively: We’ll recommend the right prep work—whether it’s paint touch-ups, minor staging, or just better lighting—to make it pop.

• Using off-market tools: Through platforms like Knokd, we can give your listing early exposure to qualified buyers before it hits the open market.

Real Results: What We've Seen

We recently helped a seller offload their unit after just 72 hours on the market—despite it having sat for two months with a previous agent. Why did it work?

• We priced it based on current trends.

• We launched with strong marketing and professional photos.

• We used off-market exposure first to generate buzz before hitting MLS.

This approach consistently shortens the selling timeline—and gets sellers closer to asking.

Final Thoughts

Selling a condo in Ottawa doesn’t have to be stressful or slow. With the right pricing, marketing, and guidance, your unit can stand out—even in a competitive market.

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.

The Ultimate Guide To Selling A Condo In Ottawa During COVID-19

Ultimate Guide To Selling A Condo in Ottawa During COVID-19

Things are certainly not normal in 2020 and with the threat of COVID-19 not going away anytime soon, it has really pushed us to adapt to a new normal. Since real estate agents were deemed essential in Ottawa, our main focus has been conducting business safely for our clients who need to sell or buy.

Selling a property is stressful enough, adding COVID into the mix really turns it up another level. Our team's main goal is to provide a smooth selling experience while keeping everyone as safe as possible. 

Preparing To Sell During COVID-19

Decluttering and depersonalizing - Think about packing away as much as possible without what you need to live during that period. Closest, storage space, kitchen cupboards, bathroom, etc. We want to make every space look as large as possible. Keep in mind that this is the time to start ordering some boxes and packing supplies - but don’t do it last minute as the virus can live on cardboard for up to 24 hours. Doing this first will also make it easier as you move forward. Make sure to mark all of the boxes accurately on the outside so that if you need to find something it is easier - trust me, this takes time, but it is worth it! If you want to go the extra step of creating a master list of what is in each box so that you can easily find it instead of moving all of the boxes around. 

Staging - If you are considering staging, remember that how a home is used has changed since COVID and it should be reflected in the staging. Home office work areas, child care spaces, etc. One of the main reasons why we always suggest working with a professional, again, the buyer’s needs have changed with COVID, how is that reflected in your space?

Renovations and repairs - Let’s cross off the to-do list of repairs! Typical lists include caulking around sinks, tubs, and/or showers, painting (especially trim and corners too), cleaning your patio or balcony (removing the grime and any cigarette butts thrown down). Is their grout missing between tiles? Don’t forget those hard to reach or specialty light bulbs (check the hood fan) that are out and need to be replaced.

Speak with your Mortgage Broker - If you are planning on buying at the same time, you should already have started a conversation with your mortgage broker. Buying or selling first? It all depends on the market that you are leaving and the market that you are looking at heading into. There are many different “sub-markets” in Ottawa!

Collecting all of your bills and documents - This is a perfect time to collect and put together all of your documents for your property. This includes; Utility and tax bills, any appliance manuals and warranties, mortgage documents, property survey, any receipts for renovations or maintenance (furnace cleaning/service, etc.), and the last AGM package and any notices from the condo board. If possible, 12-24 months (or more) of bills would be best. We want to paint a full picture of the love that you have given the condo or house while you have lived there. The more confidence you can provide a buyer, the better prepared they will be when putting together an offer.

Vacant? Go live in a hotel/cottage/etc.? Are you planning on living in the condo while you are selling? Is there a chance that you can move into a hotel for a week? Depending on where you are located and the pricing strategy of holding off offers until a certain date/time, you might benefit from living in a different space. Again, there are going to be endless numbers of people through your home, and the less exposure that you have, the better. This saves you from having to worry about cleaning and disinfecting when you arrive, etc.

Cleaning - Before hitting the market, it would be wise to do a deep cleaning. We want to ensure that the condo shows the very best that it can. Don’t forget bathroom vents - they always seem to be forgotten - AND - change the HVAC filter and clean the area with a vacuum. 

Marketing Preparation - Once the home is ready to go, we get our team of marketing professionals to work. This includes stunning HDR photography, 3D tours, and videos, floorplans, etc. All of our copy (written property descriptions, headlines, and website wording) is created and refined. Everything that we do is focused on digital online marketing, which is more important than ever. Open houses (which are currently banned - at least for the time being) are soooo 2019! Note: Any of our hired professionals that enter your property are required to wear new masks, gloves, and booties while they are inside your property, along with declaring that they have not had any exposure or any symptoms. If not, they will not be allowed inside.

Offers and Paperwork - All of our paperwork and any offers that we receive will be able to be signed digitally using a secure platform that meets or exceeds stringent global security standards, and is even ISO 27001 certified (The highest level of global information security assurance available today).

Pre-Inspection - If your property is expecting multiple offers and is a strategy that we choose to do, then we might decide to do a pre-listing property inspection. Typically this helps any buyers feel more comfortable bringing an offer without the inspection condition.

Being On the Market

Safety precautions - Now that the condo is listed, buyers are going to want to view it in person. We have shifted to a new normal which includes a safe way to continue to show and view properties while keeping everyone safe. We always begin with as much “virtual” as possible. This includes virtual 360/3D tours, floorplans, and making sure that any interested buyer has seen these and spent time virtually looking around the property. Our main goal is to eliminate the nosey neighbours and uninterested/unqualified buyers.

Disclosure - While we ensure that every buyer and agent does not have any symptoms or been exposed to anyone with the virus, we also do the same for you - if you are staying at the property. We want to provide a safe environment for everyone - you, our team, and any possible buyer and buyers agent that visit the property. We have a quick online form that you fill out which takes less than 30 seconds every other day.

Showings - Before any in-person showing can take place we pre-screen each buyer and their agent to ensure that they haven’t been exposed or showing any symptoms of COVID-19. We ensure that each buyer has seen the online tours, is qualified, etc. We have limited the amount of time for any in-person showings down to 30min (vs the previous one hour that we used to allow), limited the number of buyers in at one time (often two adults, no kids, and one agent only), and no longer allow multiple groups in at the same time. We have anyone enter the property not touch anything, and ask that everyone sanitize their hands before entering the property and wear a mask while inside the property.

Showing Notices - Anytime a showing is requested on the property, a notification will be sent directly to you from our online showing program. This program allows you to receive an email, or txt anytime there is a requested appointment and gives you the chance to accept or decline the showing. If the property is vacant, we will typically set the notification to only notify you, not approve showings since the property is vacant. 

Tenants -  If you have a tenant in your Ottawa property, it is not possible to guarantee vacant possession, let alone even force tenants to allow showings. The LTB office is closed and landlords are not allowed to evict tenants. If the property is to be owner-occupied, we will have to decide on the best selling strategy, which might include waiting.

Feature Sheets - Now with COVID, we have stopped printing physical feature sheets to be left at the properties and have converted them to a digital flyer that the showing agent is able to send to their client or print if they choose. One less thing to be touched inside the home, and one less thing to spread the virus. Now that these are digital, we are able to put much more information on one than we could before. 

Offers and Closing Period

New Clauses and Conditions - COVID-19 has added a lot of uncertainty to the process and you are almost guaranteed to see some COVID related clauses in any offer. While now, some of these are not required as they might have been in early March, we don’t know what might happen and we want to make sure that you are protected. We are also seeing buyers asking for things like cleaning and sanitizing, etc.

CERB and Impact To Buyers - With many workers losing their jobs or going on CERB, it has started affecting how banks/lenders will provide a mortgage to them. There are many stories about buyers having a mortgage denied the day before closing because the lender found out the buyer was laid off and is on CERB. Our job is to understand the process and risks and ask extra questions to ensure a smooth selling experience. 

Meeting With Lawyer - Many or almost all lawyers now are doing virtual meetings and digital signatures. While things might be changing as we move forward, you have the ability to safely meet with your lawyer. All of our choice lawyers are meeting virtually and using digital signatures.

Getting / Releasing Keys - Since COVID started most of our offers now require the keys to be left at the property in a secure lockbox. Lawyers have preferred this option to lessen the amount of people touching keys and simplifying the process.

Moving

Boxes and Supplies - Make sure that you order any moving boxes and supplies earlier. Plan ahead so that you can limit the number of trips that you take to the store. Remember that COVID can live on cardboard for up to 24 hours, so don’t use boxes from friends or big box stores. Every business is impacted and making sure you have what you need will help simplify the process.

Picking Movers - Hiring movers? Spend extra time doing your homework on picking the best moving company to fit your needs. Ask what safety precautions they take (gloves, masks, booties, etc.), and if they have any tips to help the process.

Smart Packing - When packing boxes, try to create an easy space near the entrance, to store items, so that movers spend less time walking throughout the condo. 

Cleaning - Are you doing a post-move cleaning as part of the offer? Ask if you can get a deal if they clean your new space too. Again, ask what measure the cleaner takes (mask, gloves, booties, etc.) while inside the property.

Thinking of selling, or would like to learn more about your options? Let’s chat. Fill out the form below.

When Is The Best Time To Sell My Ottawa Condo?

Of the top questions that I get asked is regarding when is the best time of the year to sell a condo in Ottawa. While the answer will vary depending on your specific situation, let’s dive deeper into the general answers.

Most people are aware that the busiest time of the year for real estate (when most transactions take place) is the spring, followed by the fall, summer, and then the winter. This is when most listings are typically active, and when most buyers are out looking. 

However, that is generally based on the standard residential freehold buyer. Think traditional family with two kids and a dog buying a suburban home. This freehold buyer or seller is very different than the standard condominium buyer or seller in Ottawa. The freehold buyer and seller and thinking about timing the move with the kids' school year. Simply put… they want to move when it is easier for them and their family. While the majority of condominium buyers don’t have kids or even a partner to be concerned about - their lifestyle is very different. Even holidays and vacation - the condo buyer treats the holidays differently and goes on vacation differently, than the typical residential buyer. December is usually one of our busiest months with condo sales! We find that condo buyers are out with holiday parties, visiting friends/colleagues, and seeing the lifestyle that they don’t currently have. They are getting that itch to move, to upgrade.

I have a silly saying that there is “no snow in condo land”, which essentially means that condos are not affected by snow, unlike residential freehold homes. Many buyers would never buy a home in the winter - you can’t see the roof, can’t see the yard, who knows maybe there is a huge hole in the yard. While with condo’s that doesn’t affect you. Often the views in the winter are even more magical (especially at night when it is snowing). 

Location can even play a heavy role in timing. For example, usually July and August can be absolutely crazy for condo-buying that is located within walking distance to Ottawa University, Carleton University, and Algonquin College, as parents are trying to find a condo for their kid. While the freehold market is on summer break and things are usually very quiet. 

Often your situation will specify when you will need to sell. Depending on if you are up-sizing and have already purchased and need to align your moving dates. Maybe you are being transferred for work? Maybe your tenants just gave their notice, and you don’t really have the ability to sit with a vacant unit for four months trying to “time” the market. Maybe the tenants have kept the unit in very bad shape and you will need the unit vacant before listing it for sale.

Maybe you have the luxury of not needing to sell? Maybe it will depend on the market and if it is a seller's market or a buyers market? Right now in Ottawa, we are in a seller's market and for someone thinking of selling it can be prime to take advantage of the market.

When you are thinking of selling, we start by deciding who is most likely to be the purchaser of your condo. Investor? Owner-occupier? We break down the demographics for the building (age, income, sex, etc.) to help us craft possible options. A brand new 400sqft condo downtown will be a very different buyer than a 1200sqft condo that was built in 1970 located in Kanata. Not only does this help us when helping you decide when the best time to sell could be, but also how we market to that person (or groups if there could be more than one). It becomes more of a proven science than a shot in the dark without any idea of the target.

Want to chat about selling your Ottawa condo? Fill out the form at the bottom of the page.

Sellers Guide To Condo Assignments In Ottawa

Did you purchase a pre-construction condo in Ottawa, and are looking for a way to sell before your closing? You might have heard the term assignment, or seen units that are being sold as “assignments”. While not an easy task, an assignment can provide you with the ability to sell your “condo” without needing to close on it.

What is an assignment?

An assignment is a transfer by the Assignor (original purchaser) of the original Agreement of Purchase and Sale to the Assignee (new buyer). This means that they are not selling or buying the actual condo, but rather their interest in the deal. The Assignee is buying the ability to become the Assignor. You often hear assignments referred to as selling “paper” or selling the deal.

Why do condo assignments occur?

Condominium assignments typically occur for a few reasons. Often, the original condo buyer has had a change in circumstance and no longer wishes to close on the condo. a.k.a. partners, babies, pets, jobs, etc. The buyer might not have the funds to close or be able to secure a mortgage. Sometimes the original purchaser was a speculator who purchased with the intention of assigning the contract to profit from the increase in price or value.

Why can it make sense to assign my condo?

Money. One of the largest reasons it makes sense to assign your condo is that you don’t have to close on it. You don’t need to secure a mortgage and you don’t need to pay the closing costs. The new buyer will take on the builders adjustments or development charges. We have seen builder APS that states an additional 5% deposit payment on occupancy. If occupancy has not yet occurred, it would be the responsibility of the new buyer. The new buyer would also be responsible for the Land Transfer Tax, any interim occupancy fees, etc.

HST. You don’t have to worry about the HST rebate qualification.

First Time Buyer? If you are a first-time buyer, you would retain your status for the next purchase and be entitled to the credits when you do buy and take possession on some other property.

Why might it NOT make sense to assign my condo?

Restrictions. Marketing restrictions are often put in place by the developer when they allow the assignment. This can include restrictions to marketing the condo assignment on the MLS or even advertising it online. This alone can make the process very difficult. Thinking of advertising anyway? Builder contracts often state that if the assignment is advertised online, the builder can cancel your contract and keep your deposit. Not worth the risk.

Cost. Even though you are not closing on the property, there are still fees that you are responsible for. A builder will often impose a fee to allow you to assign your condo. This can range up to $8,000, plus charge their solicitors' fee’s (we have seen up to $2,000). You will likely have to pay a real estate commission (unless you find a buyer yourself). Plus your lawyer will charge slightly higher legal fee’s since the process is more complicated.

Tax. Any profit made will be taxed as a capital gain unless you are in the business of buying and selling real estate, in which case it will be treated and taxed as income. Yes, there was a time when you could get away with this, however, CRA has cracked down and is paying attention to real estate transactions. While these do not get registered on a title, assignments are still handled by the builder and are able to be caught by CRA.

Responsibility. Builders will always include a clause that states the original buyer is still responsible if the new buyer does not close. While it might originally seem like you are completely off the hook, the last thing you want is to find out that you need to close, or are responsible for the default of the assignee.

Top Dollar. While every project and unit is different, selling a unit without the ability for the buyer to see inside, or while a building is not fully finished can hold back the full value of what you can sell your condo for. For example - It is really hard for a buyer to get an idea of what exactly they can expect if the amenities are not finished, especially if the buyer will be an end-user. As well, there might be increased competition due to a surge of units.

Important things to know about condo assignments

Builder Approval. The first step in assigning your condo is finding out if the builder is allowing assignments. This is necessary because most original purchase and sales agreements have restrictions regarding assignments (or listed separately in a schedule). If the builder will consent to an assignment, the builder will need to provide written consent. This consent is usually a condition of the assignment agreement.

Deposit. Assignors typically want their money up front (this includes the original deposit(s) paid plus any profit) and wish to be out of the deal once the assignment agreement is firm. This is usually not practical because most buyers require a mortgage to fund the purchase and they will not get their mortgage until the building is registered and title can pass to the property. Expect the deposit to be held in trust until closing.

Time. Aside from the time, it will take to find a buyer and negotiate the details, you should plan for a number of days before the assignment deal is firm. Both lawyers (yours and the new buyer) will have a condition to review the documents - usually five business days or so. The buyer will want a condition for financing, which can be five business days or longer. Keep in mind that convincing an institutional lender to lend based on an assignment price is not as straight forward as normal financing. There are few sales for appraisers to base the new value on. And finally, you will need developer consent, which could take up to two weeks (or longer sometimes!), regardless if you had already asked before you started or not!

The world of condo assignments is a difficult and tricky one. If you are looking to get more information about assigning your pre-construction condo in Ottawa, fill out the form below and let’s chat.

Tips For Selling An Ottawa Condo In The Winter

Thinking of selling your Ottawa condo in the winter does pose a few different problems that are not usually addressed in the freehold (suburban house) market. Here are some tips to help you sell when there is snow falling outside!

- Remove Boots Sign. While you don’t have to deal with snow, the buyers did just walk outside and to the building. Most of the time they have boots that are covered in salt and snow. While it would be obvious that one would remove them before walking around (bonus points for leaving boots in the hallway during a showing), some still don’t. Remind them with a small sign at the entrance. It certainly helps! We have a sign that we put at every listing to help remind people!

- Proper sized welcome mat. When walking inside a unit, and we are trying not to step off the mat, it can be difficult, especially if the mat is too small. You can get large mat’s at Costco or Home Depot (and then trim them with scissors to fit perfectly). Last thing you want is the first impression of the condo to feel too small! Plus use a new, clean, quality one!

- Lights! Winter brings dark rooms, and an early setting sun. Make sure that lights and switches make sense to a buyer walking in. If a room does not have a light, then make sure you find a lamp for each space and room to ensure that it can be seen after dark.

- Light bulbs are all working! A simple one, but I see it too often, where only one bulb works and it doesn’t show the space as best as it can. Bonus: have all of the bulbs in the unit on the same light “colour” - such as daylight or warm white.

- Leave lights on! While it is not as eco friendly as we would like, if it is possible to turn all of the lights on before leaving the property will certainly show better.

- Turn up the heat! Again, this isn’t the time to be thinking of saving a few dollars. Even more important on a colder day, heat the condo a degree or two warmer than usual. It will help make the home cosy and comfortable to a buyer who was just outside in the cold.

- Make sure that the walkways on the outside of the building are shovelled and salted. In most buildings, the building caretaker or super is tasked with ensuring that the exterior area’s are safe and kept clean. Sometimes this means a few constant reminders to the condo board or even a gift card or nice gesture directly to the person who is in charge of the cleaning and maintenance.

- Does your condo have a balcony or terrace? Make sure it is shows the best that it can. This might mean shovelled (if you are able to remove the snow over the edge - without getting in trouble) or make a small pile if possible. Also think about having another mat, so people can go outside (most buyers wont for smaller or normal balconies).

- Do you have seasonal photos? Some views are very different in the winter vs summer. Especially for lower floors that are more impacted by trees for privacy. Leave these photos out for buyers to see. If you are able, get professional photos done in the summer - especially if you know that you will be selling in the winter.

Thinking about selling your Ottawa condo while there is snow on the ground? Let’s chat! Fill out the form below.

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.