1. What does your ‘net proceeds’ actually look like?

Selling a $1M home and netting $975K? Wrong. From $1M subtract: listing commission 2.5% = $25K + co-op commission 2.5% = $25K + lawyer $1.5-2K + mortgage penalty $5-15K (if still in term) + property-tax adjustment + staging/photos. Actual net: $920-950K. Demand a precise net sheet before listing.

2. Have you calculated your mortgage prepayment penalty?

If your mortgage has 2 years left, breaking early can trigger 3 months interest or the IRD differential. On fixed-rate, IRD often runs $10-30K. Call the bank for an exact prepayment quote — most sellers skip this and discover it at closing.

3. Does the Principal Residence Exemption (PRE) apply?

If this is your principal residence, gain is tax-free. But ‘principal residence’ has rules — you must have actually lived in it; if you rented it for years, those years count as capital-gain pro-rata; if you own multiple properties, only one can be designated per year. Confirm PRE status with your accountant before listing — never assume.

4. Is the Seller Property Information Statement (SPIS) required?

In Ontario, the SPIS is voluntary — but once you sign one, any error or omission gives the buyer a claim or rescission right. Recommendation: don’t sign an SPIS. If the buyer insists, have your lawyer draft a ‘Material Defect Disclosure’ covering only what you know — much safer.

5. Repairs and renos — which give real ROI?

Do: deep clean ($300-600, biggest ROI), paint ($2-4K, 1.5x return), staging ($2-5K, 2x return), minor door/window repair ($500-2K). Don’t: full kitchen/bath gut ($30K+, doesn’t pay back pre-sale), additions or basement reno (rarely recouped), highly specific design styles (narrows your buyer pool).

Is the home I live in always tax-free when I sell?

If PRE applies, yes. Conditions: (1) you or your family actually lived there; (2) you didn’t designate another property as principal residence in the same year; (3) you didn’t rent it long-term. If you had an in-law suite or Airbnb income, self-check or call your accountant.

Mortgage penalty is huge — can I ‘port’ it?

Yes — it’s called mortgage portability. You move the existing mortgage to your next home, avoiding the break penalty. Conditions: the closings have to align (within ~30 days), and the new home’s loan amount must absorb the existing balance.

Are photos and staging really necessary?

$1M+ homes — mandatory. $500K-1M — depends. Polished homes can skip staging, but professional photos are non-negotiable. Under $500K — at least photos + simple decluttering. ROI is positive across the board.

Should I fix small issues before closing or sell ‘as is’?

Depends on cost. $500-2K items (leaks, doors that don’t shut, dead bulbs) — fix. Buyers see these in inspection and read ‘poor maintenance overall’. $5K+ items (roof, HVAC) — usually don’t fix; disclose in listing instead. That actually anchors buyer expectations correctly.

Do I owe HST when I sell a resale home?

Resale principal residence is HST-exempt. But: commercial use, rental, farm property, or ‘new’ homes (built within 4 years) trigger HST. A standard resale principal residence is not an HST issue.