Questions to ask before buying a new house should cover more than the asking price and number of bedrooms. In Ontario, a useful list separates your own deal-breakers from questions for the realtor and seller, then identifies matters for a home inspector, lender, insurer and real estate lawyer to investigate before you are committed.
A listing, showing and seller’s answers can help you decide whether to pursue a property, but important promises should not remain verbal. Record answers, request documents and make sure the Agreement of Purchase and Sale addresses the terms that matter to you.
Questions to ask before buying a new house in Ontario
Ask questions in three groups: whether the home suits your life and budget, what you can learn about its condition and history, and what must be confirmed through documents and professional due diligence. This approach helps distinguish a cosmetic compromise, such as an outdated bathroom, from a concern that could change your decision, such as drainage problems, an uninsurable heating system or an unwanted rental contract.
Bring a written list to each viewing and use it again before submitting an offer. Ask who can answer each question, because a realtor may provide market information while a seller, inspector, insurer, lender or lawyer is better placed to confirm a particular fact.
- Your priorities: location, commute, layout, parking, future household needs and a realistic carrying-cost budget.
- Property facts: age and condition of major systems, water management, lot use, renovations, inclusions and equipment rentals.
- Transaction questions: price evidence, conditions, closing date, financing, insurance, title, property taxes and closing adjustments.
Start with your own priorities and deal-breakers
Start by deciding what cannot be changed easily or affordably after closing. The neighbourhood, lot, street noise, commute, school needs, parking arrangement and legal ability to use the property as you intend are usually more difficult to change than paint, flooring or appliances.
- How long do you expect to live there, and does the layout work for that period?
- Is access to transit, work, family, schools, health care or highways essential?
- Do you need a driveway, garage, accessible entrance, home office or separate living space?
- Would the property still work if mortgage payments, utilities, property taxes, insurance and routine repairs cost more than expected?
- Are you willing and able to manage a large yard, older systems or a renovation project?
A mortgage pre-approval can help set a price range, but it is generally conditional and does not replace approval of the particular property and final lender underwriting. Before viewing aggressively, build room in your plan for the down payment, land transfer tax, legal fees and disbursements, title insurance, adjustments and moving or immediate repair costs. For more detail on understanding your home buying budget, review costs before you decide on an offer limit.
Build a question list before you view homes
Establishing a comprehensive question list before viewings makes it easier to compare homes fairly and follow up while the details are fresh. Use one page or note for every property, with columns for the answer, who provided it, documents promised, a follow-up date and whether the point is a deal-breaker.
At a viewing, look first at features that are costly or impossible to change: lot grading, signs of water entry, location of utility equipment, room sizes, natural light, access, parking and neighbouring uses. Then record the replaceable items, such as appliances and finishes, separately so they do not overshadow larger concerns. Use this what to look for when buying a house checklist to organize a first visit.
Photographs and notes are helpful, but do not assume they prove condition, ownership or an inclusion. If an answer affects your offer, ask for it to be confirmed in writing or identify a condition that gives you time to investigate it.
Questions to ask your realtor when buying your first home
Ask your realtor how the list price compares with recent, genuinely comparable sales and what the listing history suggests about the seller’s expectations. Ask also which documents are available, what offer terms may matter to the seller and what information still needs independent confirmation.
- Which recent sales are most comparable in location, size, condition, lot and parking, and how do they differ from this home?
- How long has the property been listed, has the price changed and have prior offers fallen through?
- Are there registered offers or a stated offer date, and what are the risks of making an offer with or without conditions?
- Are a survey, property tax information, seller disclosure, utility information, condominium documents where applicable, or rental contracts available?
- What do municipal zoning, nearby applications or planned construction indicate about intended use and the surrounding area?
- Which chattels, fixtures and other items must be written into the offer rather than assumed to be included?
A realtor can help communicate and negotiate, but a listing description is not a substitute for inspection, financing, insurance or legal review. Ask that agreed terms, deadlines, included items and conditions be accurately reflected in the Agreement of Purchase and Sale.
Questions about the house, lot and day-to-day fit
Ask practical questions about how the house and lot function in ordinary weather and daily life, but do not treat a viewing as a technical inspection. Ask where water goes during heavy rain, whether there has been water entry, how parking works in winter, what noise is like at different times and whether there are shared driveways, rights of way or recurring maintenance issues.
Ask about the approximate age, fuel source and service history of the roof, heating, cooling, plumbing, electrical panel, windows and water heater. Look for visible cracking, staining, odours, uneven floors and drainage concerns, then have a qualified professional assess any issue that matters. For more on evaluating the property condition, use a structured inspection checklist and legal guidance tailored to Ontario buyers.
Consider a buyer who is viewing a $925,000 detached home with a finished basement and an older furnace. The buyer notes a musty basement smell, asks whether water has entered, requests available repair records, and makes an offer conditional on a satisfactory home inspection and financing. If the inspector identifies a drainage issue or a major system nearing the end of its service life, the buyer can obtain estimates and decide whether the condition permits the buyer to proceed, renegotiate or end the agreement within the condition period.
What is included in the sale?
What is included in the sale should be stated clearly in the Agreement of Purchase and Sale, not inferred from a viewing, photograph or conversation. A fixture is generally attached to the property and a chattel is generally movable, but disputes arise when an item’s status or the parties’ intention is unclear.
Ask specifically about appliances, light fixtures, mirrors, wall-mounted televisions and brackets, window coverings and rods, garage-door openers and remotes, shelving, pool equipment, security cameras, doorbells, smart thermostats, garden structures and parking arrangements. Identify exclusions just as clearly as inclusions.
Also ask whether any equipment is rented, leased or financed. A water heater, furnace, air conditioner, alarm system, propane tank, solar equipment or filtration system may involve an ongoing contract, buyout amount or assignment process. Your lawyer should receive the signed agreement and any available rental or service documents early enough to review the closing requirements.
Questions about renovations, repairs and recent upgrades
Ask what renovations and repairs were done, when they were completed, who performed the work and what records are available. Details on recent upgrades can help you understand a home’s history, but a new finish does not by itself confirm that underlying work was properly planned, permitted or completed.
Ask whether there were roof leaks, water entry, foundation repairs, mould remediation, sewer backups, pest treatment, insurance claims or recurring mechanical problems. Request available invoices, reports, warranties and photos of work that was covered up. For further prompts when what to look for when buying a house includes seller history and maintenance questions, keep the answers with your property file.
Permits, warranties and professional work
For significant work, ask whether municipal permits were obtained and closed where required, whether there are invoices identifying the contractor and whether warranties are transferable. For electrical work, ask for applicable Electrical Safety Authority (ESA) certificates or other records that may be available.
Not every repair requires a permit or has a warranty, and the absence of documents does not prove defective work. It does mean the buyer should consider whether further inspection, an estimate, insurance confirmation or legal advice is needed before proceeding. A home inspector assesses visible condition within the scope of an inspection; questions about permit records can be directed to the municipality, while electrical concerns may require a qualified electrician.
Questions to resolve before removing conditions or committing
Resolve the important unknowns before you waive a condition or make an offer without one, because the ability to investigate after that point may be limited. The right sequence depends on the property and agreement, but inspection, financing, insurance, documents and intended use should be addressed early.
- Read the Agreement of Purchase and Sale, including all schedules, before signing, and ensure the price, deposit, closing date, inclusions, exclusions and conditions match the deal you intend.
- Arrange getting an inspection promptly if the agreement includes an inspection condition.
- Provide the agreement to your lender or mortgage broker and confirm the lender’s remaining requirements and the property’s acceptability.
- Speak with an insurer early if the home has an older roof, knob-and-tube wiring, an oil tank, prior water issues, a wood-burning appliance, vacancy concerns or other features that could affect coverage.
- Review rental contracts, permits, surveys, condominium records where relevant and any other documents promised by the seller.
- Send the signed agreement and documents to your lawyer as soon as possible, especially if a condition deadline is approaching.
What your Ontario real estate lawyer checks before closing
An Ontario real estate lawyer checks the legal and closing aspects of the purchase, not the physical condition of the house. This generally includes reviewing title and registered interests through the land registry, reviewing the Agreement of Purchase and Sale and closing documents, addressing lender requirements, preparing the statement of adjustments and completing electronic registration where applicable.
Title review can identify matters registered on title, such as mortgages, easements, restrictive covenants, notices or other interests that require attention. It cannot tell you whether a basement leaks, whether an appliance works or whether an unregistered issue affects the property, which is why inspection and other due diligence remain important.
Title insurance is commonly obtained in Ontario residential transactions and can protect against certain covered title-related risks, subject to the policy’s terms, exclusions and conditions. It is not a substitute for a home inspection, and it does not guarantee the physical condition of the property. A lawyer for home purchase can explain the legal documents, title issues and closing steps that apply to your particular transaction.
What happens on closing day in Ontario?
On closing day in Ontario, the buyer’s and seller’s lawyers exchange closing funds and documents, register the transfer and mortgage electronically where applicable, and arrange release of the keys once the transaction is complete. Buyers usually provide their required funds to their lawyer in advance, following the lawyer’s trust-funding instructions, rather than bringing funds to an in-person closing meeting.
The statement of adjustments accounts for items allocated between buyer and seller, such as property taxes or other agreed adjustments. Once registration and closing steps are complete, your lawyer provides reporting and key information about the completed purchase. A transactions lawyer can assist with the legal work involved in a purchase, sale, refinance or title transfer.
FAQ: questions to bring to your viewing, offer and lawyer
What should I look for in a new house?
Look first at location, lot drainage, layout, parking, access, nearby uses and visible signs of water or structural concerns, then assess systems and finishes. A showing is only a starting point; use a qualified home inspector for a closer assessment of condition.
How do I confirm what is included in the sale?
Confirm appliances, fixtures, window coverings, parking, remotes, smart-home devices and any other important item in the Agreement of Purchase and Sale. Ask separately about rented or leased equipment, because inclusion of equipment does not necessarily mean there is no continuing contract.
Should I rely on a seller’s answer about repairs or upgrades?
Use the answer as a reason to ask for records and further investigation, not as the only proof. Request available permits, invoices, warranties and ESA documentation where applicable, and direct technical concerns to the appropriate professional.
When should I speak to a lawyer?
Speak to a lawyer as early as possible after the agreement is signed and before a condition deadline expires. Early review gives the lawyer time to receive documents, identify title or closing issues and explain what information is still needed. Buyers in the west end can also work with a real estate lawyer etobicoke for an Ontario property transaction.
Speak with a Toronto real estate lawyer
Getting legal advice early can help ensure the agreement, documents, title review and closing arrangements receive attention before critical condition and closing dates.
Call 416-321-8766 or request a quote to discuss your matter with Zinati Kay.