Complete Guide to
Selling Your Home

Assess the Housing Market: Research your local real estate market conditions. Is your area experiencing a seller's market (high demand, low inventory) or a buyer's market (more supply, less demand)? Look at how long homes are taking to sell and note seasonal trends in your region.

Browse Local Listings: Dive into local listings on Realtor.ca (the MLS website) to see what similar properties in your area are listed for, and talk to neighbors or friends who've sold recently about their experiences.

Learn the FSBO Process: Make sure you understand each step of a real estate transaction. Without an agent, all responsibilities fall on you. This includes pricing the home accurately, marketing it effectively, fielding inquiries, negotiating offers, and handling paperwork.

Province-Specific Regulations: Check if your province has any particular rules for private home sales. Ontario requires MLS listings to comply with RECO code of ethics. Quebec FSBOs cannot get on MLS without a broker. Alberta requires certain documents to be provided by the seller.

Line Up a Real Estate Lawyer Early: In Canada, transactions are closed by lawyers (or qualified notaries in BC). You will definitely need a real estate lawyer to finalize your sale. It's wise to consult one early in the process.

Consider an Appraisal or CMA: Pricing is critical. If you're unsure about your home's value, you could get an independent professional appraisal or a Comparative Market Analysis (CMA). Swim Homes offers a free CMA to help private sellers price their home competitively.

Mortgage Checkup: If you have an outstanding mortgage, call your lender to understand any penalties or fees for paying it off early. Many Canadian mortgages have a prepayment penalty if you sell before the term ends.

Gather Key Documents: Start assembling property documents that buyers or lawyers might request. In Ontario, sellers typically order a Status Certificate for condos. In BC, you'll need a Form B (Information Certificate) for strata sales. In Alberta, gather condo bylaws and financial statements if applicable.

Declutter and Clean: A clean, uncluttered home allows buyers to imagine themselves in the space. Remove personal items like family photos and unique décor. Clear off countertops and pack away excess belongings. Consider renting a storage unit temporarily.

Make Small Repairs: Fix those little things you've been putting off. Leaky faucet? Patchy paint? Sticking door? In Canada's climate, pay extra attention to your heating/cooling systems and roof – ensure furnace filters are fresh and any roof or window leaks are addressed.

Consider Home Staging: Staging means arranging furniture and decor to make your home look its best. Small touches like fresh towels, neutral bedding, a vase of flowers, or stylish throw pillows can make a difference in how inviting a room feels.

Curb Appeal: Don't forget the exterior – mow the lawn, weed the garden, and tidy up your front entryway. First impressions matter.

Home Security: Plan for the safety of both yourself and your property once you start showings. Put away or lock up valuables, jewelry, prescription medications, and sensitive documents.

Set Up a Contact System: Consider using a separate phone number or email for listing inquiries to manage responses professionally and keep your personal number private.

Schedule and Access: Think about how you will schedule showings. Having a flexible schedule helps – serious buyers often want to see a home as soon as possible. You should always accompany buyers during viewings.

Safety During Showings: It's best not to be completely alone during showings; having another person with you is both a safety measure and a way to help manage multiple visitors.

Find Recent Sales: Check online resources for recent sold prices of homes similar to yours (same area, similar size, age, and condition). In Ontario many brokerages now publish sold prices on their websites or via apps. Recent sales from the last 3–6 months give the best picture of your home's current market value.

Look at Active Listings: Also see what comparable homes are currently listed for. Active listings are essentially your competition. If multiple similar homes are on the market, buyers will compare and choose the best value.

Adjust for Differences: No two homes are exactly alike, so adjust your price expectations for unique features. Consider finished basements, extra bathrooms, lot size, recent upgrades/renovations, special features like great views, and proximity to schools or transit.

There are online tools (including some on Realtor.ca, bank websites, or Ratehub's home value estimator) that use algorithms to estimate your home's value. While these can provide a ballpark figure, use them cautiously – they might not account for recent market shifts or very specific local factors.

If an online estimate is wildly different from your expectation, investigate why: Are you missing some data or is the tool using outdated information? Your own analysis and/or a professional appraisal or CMA will be more accurate than any automated tool.

Traditional Commission Structure: In Canada, a full-service real estate listing agent might charge around 5% of the sale price (often split ~2.5% to the listing agent and 2.5% to the buyer's agent). On a $700,000 home, 5% is $35,000 – a huge sum.

Buyer's Agent Commission: In Canada it's very common that the buyer's agent's commission still needs to be accounted for, even in a private sale. Many buyers work with Realtors, and those agents expect compensation (typically 2%–2.5% of the price, depending on region).

Your Options: If you offer a commission to buyers' agents (advertise "Agents welcome at 2.5%"), you may attract more visits because agents have an incentive to bring their clients. If you choose not to offer any commission, be prepared that some agents might be hesitant to show your home.

Be Transparent: Make your policy on commissions clear in your listings and ads. A simple note like "Price assumes no agent commission. Buyers' agents welcome; commission negotiable" can prevent misunderstandings.

Avoid Overpricing: Overpricing is the number one reason FSBO homes fail to sell. Stay objective – your home is special to you, but buyers will compare it objectively against others.

Monitor Response: If dozens of buyers rush to see it and you receive offers in the first week, you likely hit the mark. If it's crickets (very few inquiries or showings), something might be off – re-examine your pricing strategy.

Be Ready to Adjust: If you've set a price and a few weeks go by with little interest or you keep hearing feedback that it's priced too high, be ready to adjust. The longer a home sits on the market, the more buyers start to wonder "what's wrong with it?"

Realtor.ca (MLS System): Realtor.ca is Canada's most popular real estate listing platform. Can a FSBO seller get on Realtor.ca? Yes – but you must go through a licensed brokerage to post on the MLS®. There are flat-fee brokerages that specialize in this service (often around $400–$500).

Dedicated FSBO Websites: There are numerous websites in Canada specifically for private sellers. Some well-known ones include PropertyGuys.com, ForSaleByOwner.ca (FSBO.ca), ComFree/DuProprio (popular in Quebec), and various regional FSBO sites.

Modern FSBO Services: Newer tech-driven FSBO services have entered the market. Swim Homes is one example of a tech-enabled FSBO platform that provides sellers with many of the same tools a real estate agent would, including MLS access, professional signage, and customer support throughout the selling process.

Multiple Platform Strategy: It's okay to use more than one platform: you might list on MLS through a flat-fee brokerage and also put your home on a FSBO site or two for additional exposure. Just ensure consistency in your price and description across all platforms.

Strong Headline: Use it to highlight a top feature plus the basics. For example: "4-Bed Family Home with Huge Yard in Westboro – $799,000". Mention the type of home, a standout feature, and the location/price.

Essential Details: Provide all the important facts buyers want to know: number of bedrooms and bathrooms, square footage, lot size, condo fee (for condos), year built, parking details, heating/cooling type, property tax amount, and unique features.

Canadian-Specific Appeals: Canadian buyers care about school districts, proximity to public transit, and local amenities, so mention those positives: "walking distance to SkyTrain," "5 min to elementary school," "nearby Costco."

Highlight Upgrades: Point out recent upgrades or renovations that add value: "New roof (2022), updated kitchen with quartz counters, high-efficiency furnace." If you've done energy-efficient improvements or anything with a warranty, mention that too.

Photos and Captions: Upload as many high-quality photos as the platform allows. Include captions highlighting features: "Bright renovated kitchen (2019) with stainless steel appliances," or "Spacious backyard – 50x150 ft lot."

Honesty and Tone: Be accurate in your description. Don't oversell something that will disappoint buyers in person. Use appealing but truthful language – "bright and airy," "cozy family room with fireplace," "quiet cul-de-sac."

Call to Action: Conclude with a line inviting buyers to take the next step: "Call or text John at 555-1234 to schedule a private showing!" or "Email owner@youremail.com for more information."

Open Houses: Consider hosting open houses, especially in the first couple of weeks. Choose a weekend afternoon and advertise prominently. Put out extra directional signs on nearby street corners. Have flyers available and a simple sign-in sheet.

Classifieds and Free Online Listings: Don't overlook free options like Kijiji, Craigslist, and Facebook Marketplace. Post in Facebook Groups (community "buy and sell" groups or real estate investment groups). Use free classifieds as a supplement to your main listing.

Social Media: Leverage your personal network. Share your listing on Facebook, Twitter, Instagram, or any platform where you have friends and followers. You never know who might see it – sometimes a friend-of-a-friend is looking in your area.

Yard Signs and Print: The classic "For Sale By Owner" lawn sign still works. Make sure your sign is professional-looking and clearly visible from the street with a contact phone number and maybe a QR code.

Virtual Tours and Video: If you created a video walkthrough or 360° virtual tour, include those links in your online listings. You can also host a live virtual open house using Facebook Live or Instagram Live.

Seasonal Marketing: In Canada, tailor some marketing to the season. If selling in winter, highlight heated garages, fireplaces, or included snowblower. If selling in summer, emphasize A/C, landscaped gardens, or proximity to lakes/parks.

Be Responsive: A crucial part of marketing is promptly responding to inquiries. Aim to answer emails or messages on the same day – ideally within a couple of hours. Answer phone calls when possible, or return voicemails quickly.

Be Accommodating: Try to accommodate buyers' scheduling needs as much as you reasonably can. If someone asks to see the home at 7pm on a weekday, make it work if possible. Flexibility is key in the early stages when interest is high.

Group or Individual Showings: If demand is high, you might schedule showings back-to-back or even have more than one party at once. This can create a sense of urgency among buyers. However, avoid making serious buyers wait many days – they may find another home.

Use a Scheduling Tool: Consider using an online scheduling tool like Calendly. Some FSBO platforms like Swim Homes even offer an integrated booking system: you input your available times, and interested buyers or Realtors can request a slot through a link.

Confirmation and Reminders: When someone has booked a time, confirm as the date approaches. A polite text or email the day before: "Hi, just confirming our appointment for you to see the house tomorrow at 6pm" reduces no-shows and signals professionalism.

Last-Minute Touch-ups: Before every showing, do a quick clean and staging reset. Open all curtains and blinds for maximum light. Turn on lights in darker areas. Ensure each room is tidy: beds made, dishes put away, clutter out of sight, pet items cleaned up.

Atmosphere: You want your home to feel welcoming. Some sellers bake cookies or simmer cinnamon sticks for a comforting smell – that's optional, but do aim for a fresh, pleasant scent. In winter, ensure walkways are shoveled and salted. In summer, keep the interior cool.

Safety Measures: It's acceptable to set polite rules for showings. You can ask visitors to remove their shoes (especially during wet or snowy Canadian winters). Continue to secure valuables and keep your wits about you during showings.

Your Role: Greet buyers warmly at the door, give a brief orientation ("Thanks for coming! Layout is 3 bedrooms upstairs, main living areas on this floor, finished basement downstairs. Feel free to explore, I'm here for questions."), then let them look at their own pace.

Answering Questions: Be prepared for common questions: "Why are you selling?" "How old is the roof/furnace?" "What are average utility costs?" "Any issues like flooding?" Answer honestly and succinctly. If you don't know something, say you'll find out and get back to them.

Highlight Benefits, Not Just Features: If buyers seem interested and chatty, mention benefits that aren't obvious: "Morning light in the kitchen is lovely for coffee," or "The neighbors are fantastic – we have an annual street BBQ."

Stay Professional and Friendly: Maintain a friendly, polite demeanor whether buyers are chatty or reserved. Avoid oversharing personal information or anything that could weaken your negotiating position. Never say things like "We're in a rush to sell" or "We'll take any offer."

Working with Buyer's Agents: If a buyer's agent is present, direct much of your communication to the buyer themselves. Some agents may prefer to guide the showing and might ask you to step out or stay in one area while they take their buyers through. Don't be surprised or offended – it's common practice.

Follow-Up: It's wise to follow up with buyers or their agents a day or two after a showing. A simple message: "Hi, this is [Your Name], the owner of 123 Maple St. Thank you for taking the time to view our home on Saturday. Let me know if you have any additional questions or would like to see the home again."

Keep Notes: After each showing, jot down any notable feedback or comments. For example: "Loved the backyard, thought the master bedroom was a bit small," or "Commented on the old carpet in living room." If you hear the same concern repeatedly, consider addressing it.

Remember It's Business: Showing your home can feel emotional – it's your personal space, after all – but try to treat it like a business transaction. Stay friendly, keep the home in showcase condition, and don't be discouraged by critiques or lack of enthusiasm. You just need to find the one who loves your home enough to make a great offer!

Agreement of Purchase and Sale: When a buyer writes an offer, it will be documented in a formal Agreement of Purchase and Sale (APS) or Contract of Purchase and Sale (terminology varies by province – Ontario uses APS, BC calls it CPS, Alberta might say "Offer to Purchase").

Price: The amount the buyer is willing to pay. This may or may not be your full asking price – it could come in lower, and in competitive cases it could even be above asking.

Deposit: The deposit (earnest money) is a sum the buyer offers as good faith, to be held in trust until closing. In Canada, a typical deposit might be around 5% of the purchase price. Make sure the deposit is held "in trust" by a third party – usually your lawyer or the buyer's agent's brokerage.

Conditions (Contingencies): Most offers come with conditions that must be met for the sale to proceed. Common Canadian conditions include:

• Financing Condition: Buyer confirms mortgage approval (often 5-7 business days)
• Home Inspection Condition: Professional inspection within ~5-7 days
• Sale of Buyer's Property: Less common in hot markets
• Review of Condo Documents: For condo/strata properties

Inclusions and Exclusions: The offer spells out which items are included (appliances, light fixtures, window coverings, hot tub) and any items explicitly excluded that you'll take with you.

Closing Date (Completion Date): When the property title is transferred and sale officially closes. In Canada this is often 30-90 days from acceptance, but can be whatever both parties agree on.

Price vs. Your Expectations: Is it in the ballpark of what you wanted? If it's lower, how much lower and why might that be? If it's higher or full price, great – but ensure the rest of terms check out.

Deposit Size: A larger deposit indicates seriousness and gives you peace of mind (since the deposit would typically be forfeited to you if the buyer breached a firm deal). A very small deposit might be a red flag.

Conditions: Are they asking for standard conditions (financing, inspection)? That's normal. If they have very lengthy condition periods or unusual conditions, consider how that affects you. Fewer conditions mean a more certain sale.

Closing Date: Does it align with when you want to move? If the date is too soon or too far, this is something you may counter-offer on.

Inclusions/Exclusions: Are they asking for any appliances or items you intended to keep? If they want your patio furniture or something not originally offered, decide if that's okay.

Buyer's Situation: A solid, mortgage-pre-approved first-time buyer with no house to sell might actually be safer than someone who offered more money but has a home sale condition.

Decide What's Negotiable: Before you respond, identify what terms you must have and where you have flexibility. Perhaps the closing date is fixed for you but you have wiggle room on price, or vice versa.

Keep Emotions in Check: Don't take low offers personally; a low initial offer could simply be an interested buyer testing the waters. Stay calm and evaluate it on its merits.

Use Facts to Justify Your Position: If you counter-offer a higher price, include a rationale: "We've priced the home competitively and recent comparable sales support our price; however, we can meet you halfway at $X."

Only Counter on What Truly Matters: Every counter-offer essentially rejects the previous offer and creates a new offer. Don't nickel-and-dime over minor items. Choose your battles in the negotiation.

Multiple Offers Scenario: If you have two or more offers, you can only sign acceptance of one offer. You can inform each party that there is another offer (without giving details) and give them a chance to put their best foot forward.

Negotiation Mindset: Aim for a win-win outcome. Both you and the buyer ultimately want the sale to happen. Be respectful in your communications. If requests seem unreasonable, politely explain your perspective rather than just saying "no."

Keep Marketing (with Caution): You can generally continue to show your home and entertain backup offers while in a conditional deal – but make sure interested parties know you have an accepted offer in place. Mark your listing as "Conditionally Sold."

Home Inspection: If the offer had an inspection condition, expect the buyer to schedule a professional inspector (usually 2-3 hours). It's usually best if you as the seller are not present the whole time. Many sellers leave during the inspection or wait nearby.

Financing Condition: During the conditional period, stay in touch about progress. The buyer's lender might send an appraiser to your home. As the financing condition's deadline nears, it's okay to politely ask for an update.

Other Conditions: For lawyer's review conditions, you might get minor tweaks or questions. For "sale of buyer's home" conditions, it's more of a waiting game.

Waivers and Fulfillment: Once a condition is met, it must be waived in writing by the buyer by the condition deadline. Make sure you receive copies of these signed waivers. Only when all conditions are waived does the deal become firm and binding.

Assuming all went well and the buyer waived all their conditions – congratulations, you now have a firm deal! At this point, both you and the buyer are locked in for the sale at the agreed price and terms.

Proper Documentation: Make sure every change or promise that was negotiated is put in writing and signed by both parties. Verbal side promises can lead to misunderstandings on closing day if not documented.

Keep Copies: You should have a copy of the final signed Agreement of Purchase and Sale, plus any addendums or amendments. Your lawyer will need these documents, and you'll want them for your records.

Take pride in how far you've come – you're almost at the finish line!

If you haven't formally hired a real estate lawyer yet, do so immediately once your deal is firm. Provide your lawyer with the signed Agreement of Purchase and Sale and any amendments or waivers.

Review the Agreement: They will double-check that all conditions were properly waived and that the contract is legally sound.

Conduct a Title Search: The lawyer will examine the title to your property in the Land Registry/Land Titles Office to make sure there are no liens, encumbrances, or title issues that need resolving before transfer.

Prepare Transfer Documents: They draft all the documents required to legally transfer the property. In BC, they prepare Form A transfer forms; in Ontario, a Transfer/Deed of Land is prepared.

Handle Closing Funds: Your lawyer will be responsible for receiving the purchase money from the buyer's side on closing day and then paying off any outstanding mortgages or debts on the property, paying real estate commissions if applicable, and giving you the remaining sale proceeds.

Work with the Buyer's Lawyer: Your lawyer will coordinate with the buyer's lawyer to exchange documents and set up the closing logistics.

Fulfill Any Outstanding Obligations: If you agreed to complete any repairs or include any items as part of the deal, make sure those are done before closing. If you promised to leave certain items (appliances, drapes, etc.), don't remove them.

Arrange to Move Out: Plan your move so that the property will be vacant (and clean) by the time of closing, unless you negotiated something else. Typically, you need to hand over an empty house – so schedule movers, start packing well in advance, and aim to be completely moved out by the day before closing.

Transfer or Cancel Utilities and Services: Contact your utility companies (electricity, gas, water, etc.), internet/cable provider, and any other service companies to inform them of your sale. Set the cancellation or transfer for the closing date.

Home Insurance and Liability: Keep your home insurance in effect until the closing is officially completed. You will typically cancel it after the closing time on closing day.

Final Preparations: In the last week, do a deep clean of the house once your belongings are out. Gather all keys, fobs, garage door openers, etc., that belong to the property. Leave any instruction manuals or warranty info for appliances.

Pre-closing Walkthrough: Many buyers request to walk through the home a day or two before closing to ensure it's in the same condition agreed upon. Accommodate this if you can – it builds trust.

Morning of Closing: You should already be out of the house, unless otherwise arranged. Your lawyer will be in communication with the buyer's lawyer. The buyer's mortgage lender will send mortgage funds to the buyer's lawyer.

Exchange of Documents: Your lawyer and the buyer's lawyer exchange the signed transfer documents. The buyer's lawyer will register the property transfer and any new mortgage on title with the land registry office.

Keys Handover: You will have given your lawyer all the house keys, garage remotes, entry fobs, etc. The lawyers typically agree that once the deal is closed (money received and title transferred), the buyer's lawyer can release the keys to the buyer.

Funds Distribution: After closing, your lawyer will use the funds to pay off any remaining mortgage on the property, pay any other adjustments (prorated property taxes, utilities), deduct the buyer's agent commission if you agreed to pay it, as well as the legal fees you owe them. Then, the remaining balance (your net sale proceeds) will be released to you.

Celebration: When everything is confirmed, congratulate yourself – you've successfully sold your home without a listing agent! Consider leaving a little note or welcome for the buyers in the home – it's a kind gesture as they start their new chapter.

Ontario: Ontario has a Land Transfer Tax (LTT) that the buyer must pay upon closing (and an extra municipal LTT in Toronto). As a seller, this doesn't directly affect you. Ontario also requires that any MLS listing follows RECO guidelines. Ontario closings are always handled by lawyers (no notaries for closings here).

British Columbia: In BC, many closings are handled by either lawyers or notaries public. Notaries in BC are authorized to handle real estate transactions. BC buyers have a Property Transfer Tax similar to Ontario's LTT. If you're selling a strata (condo/townhome), ensure you've paid any move-out fees or given notice to the strata for elevator booking if applicable.

Alberta: Alberta is different in that there is no provincial land transfer tax – only a very small land title registration fee for the buyer (usually just a few dollars per thousand of value). This is a nice selling point for buyers in Alberta (their closing costs are lower). Alberta occasionally uses the Western Protocol for closing if the Land Titles Office is experiencing delays.

Cancel/Transfer Remaining Services: Double-check that you've canceled any services linked to the home that weren't already handled. This might include home insurance (effective from closing), any rental agreements (water heater rentals, propane tank rentals), and any subscriptions at that address.

Final Utility Bills: Ensure utility companies have your forwarding address for sending final bills or refunds. Most will issue a final reading and bill shortly after closing.

Keep Proof of Sale: Keep all your paperwork from the sale in a safe place (electronically and hard copy). You'll need some of it for taxes (if the home was not your principal residence, there could be capital gains implications).

Inform Everyone of Your Move: Update your address with Canada Post to continue forwarding mail, banks, credit cards, government services (driver's license, health card), and subscriptions.

Take a Moment to Celebrate: Selling a home is a big deal. Selling it by yourself is an even bigger accomplishment. Take some time to celebrate the sale and the savings you achieved. Perhaps take a portion of the saved commission and treat yourself or your family – you've earned it!

Tell Your Story: Consider sharing your FSBO experience with others. Your success story could inspire friends or family who are thinking of selling. Whether it's writing a post on social media about your journey, leaving a review for the FSBO services you used, or just chatting with a neighbor who's considering selling, your story is powerful.

Ontario's Real Estate Council of Ontario (RECO) – Guidelines for sellers (especially if listing on MLS through a brokerage)

Condo Authority Ontario – Information on status certificates and condo seller obligations

Land Titles and Registry Offices – Provincial websites for land transfer and registration information (for understanding closing procedures)

Ratehub – "How to Sell a House in Canada: Step-by-Step Guide" – A detailed online guide covering private sales and what to expect at each stage

WOWA – "Selling a House Privately in Canada" – Overview of the FSBO process, including tips and statistics on private sales

Dekrule Law Article – "Deposit troubles in real estate – what to do when buyers don't deliver deposits" – Legal perspective on handling deposits in a sale

Northam Law – "How to Sell a Property in BC, Canada" – A step-by-step explanation of the legal requirements specific to selling real estate in BC

House Value Estimator by REALTOR.ca – An online tool for rough estimates (remember to use with caution as noted in Section 2.2)

Municipal Property Assessment Corporation (MPAC) (Ontario) or your province's property assessment website – to find your assessed value and potentially recent sale prices in your area

Canadian FSBO Forums/Communities – Online forums (like Reddit's r/RealEstateCanada or local Facebook groups) where private sellers share experiences and advice

Swim Homes Blog/Resources – Articles and Q&A about selling privately, since tech-enabled FSBO services often provide educational content for their users