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Ever looked at a property listing and wondered why the MPAC assessed value is so much lower than the asking price?In Ont...
10/10/2026

Ever looked at a property listing and wondered why the MPAC assessed value is so much lower than the asking price?

In Ontario, MPAC assessments help determine property taxes. Interestingly, assessments for the 2026 tax year are still based on property values from January 1, 2016!

That means the assessed value you see today doesn’t necessarily reflect what the property could sell for in the current market.

When we’re determining a home’s likely selling price, recent comparable sales, location, condition, and current buyer demand give us a much better picture.

And while MPAC can update an individual property’s assessment following renovations, additions, or other changes, the underlying valuation date remains January 1, 2016.

So don’t be alarmed if a home’s asking price and its MPAC assessment look very different. There’s a reason for it!

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Not intended to solicit those currently under contract with another Brokerage.

What does “as is, where is” mean when buying a home in Ontario?You might see this wording in a listing for an estate sal...
10/10/2026

What does “as is, where is” mean when buying a home in Ontario?

You might see this wording in a listing for an estate sale, a property that needs extensive renovations, or a home being sold under power of sale.

Generally, it means the seller is offering the property in its existing condition, without promising to repair defects or provide certain warranties.

But here’s something worth knowing: buying a property “as is” doesn’t automatically mean the seller can conceal known defects or that the buyer has no legal protections.

Before making an offer, we’d want to understand exactly what the agreement says, what inspections are possible, and whether there are any concerns that warrant further investigation by qualified professionals.

The wording of the agreement makes a difference, and an inspection condition may be especially important when we’re uncertain about the property’s condition.

Questions about buying or selling in Ontario? Feel free to reach out!

Not intended to solicit those currently under contract with another Brokerage.

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Hamilton has approved a new summer temperature rule for rental housing, beginning with a downtown pilot in June 2027.The...
10/10/2026

Hamilton has approved a new summer temperature rule for rental housing, beginning with a downtown pilot in June 2027.

The main change: landlords in Ward 2 will be required to keep at least one livable room in a rental unit at or below 26°C during the summer, even if the unit doesn’t already have air conditioning. There will be exemptions where building or infrastructure limitations make compliance impractical.

This is a pilot for downtown Hamilton, not a rule that applies across Ontario. It’s expected to run until September 15, 2028, so the City can assess the results before considering an expansion.

For renters and property owners, it’s a noteworthy change in how a municipality is approaching indoor heat and rental property standards.

Source: City of Hamilton, October 8, 2026.

*Not intended to solicit those currently under contract with another Brokerage.*

When renting a home in Ontario through a Realtor, you’ll often come across two different agreements during the process.F...
10/09/2026

When renting a home in Ontario through a Realtor, you’ll often come across two different agreements during the process.

First comes the OREA Agreement to Lease. This is where we negotiate the rent, possession date, deposit, included amenities, conditions and other terms. Once the offer is accepted, it becomes a binding agreement, subject to any conditions that still need to be fulfilled.

Then comes the Ontario Standard Form of Lease, which is generally prepared by the landlord or their representative and signed before move-in. This government-prescribed document sets out the tenancy in a standardized format, including the rights and responsibilities of both parties.

The important thing to understand is that signing the Standard Lease doesn’t mean we’re negotiating a brand-new deal. The terms we previously agreed upon should carry through, provided they comply with Ontario law.

Two documents, each serving a different purpose in getting everyone from an accepted offer to a successful move-in!

OntarioTenants OntarioLandlords RentalProcess RentingInToronto GTARealEstate TorontoRealEstate RealEstateEducation AxelFrancisRealtor

Not intended to solicit those currently under contract with another Brokerage.

The direction your main windows face can change both the light you enjoy and how comfortable a room feels.Southwest expo...
10/09/2026

The direction your main windows face can change both the light you enjoy and how comfortable a room feels.

Southwest exposure often brings bright afternoon and early-evening sunshine. It’s lovely if you enjoy light later in the day, but it can also mean more summer heat, especially with large windows, limited shading or air conditioning that struggles to keep up.

North-facing rooms usually receive softer, more even daylight and less heat from direct sun. They may feel dimmer and get less warming winter sunshine, although large windows and an open view can still make them feel bright.

The other directions have their trade-offs too:

• East brings morning sunshine, with less direct light later in the day.
• South offers good midday light and winter warmth, but large, unshaded windows can still contribute to overheating.
• West catches afternoon and evening sun, which can bring glare and extra heat during the warmest part of a summer day.

The season, window size and glazing, nearby buildings, trees and window coverings all affect the result. When we’re viewing a home, let’s consider how its light fits your daily routine and comfort.

Not intended to solicit those currently under contract with another Brokerage.

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A new condo's move-in date and its occupancy approval are two separate things.TorontoToday reports that Ontario's Licenc...
10/09/2026

A new condo's move-in date and its occupancy approval are two separate things.

TorontoToday reports that Ontario's Licence Appeal Tribunal upheld a misconduct finding against an Etobicoke developer in a case involving 107 purchasers given occupancy dates before the required permits were issued. The administrative penalty was reduced from about $3.3 million to about $612,000.

If you're buying pre-construction, ask your lawyer to confirm the required municipal occupancy approval is in place before taking possession. Municipal building officials handle permits and Building Code inspections; the Home Construction Regulatory Authority regulates the builder.

Sources: TorontoToday, October 5, 2026; Home Construction Regulatory Authority.
https://www.torontotoday.ca/local/real-estate-housing/toronto-condo-developer-wins-fight-reduce-33m-penalty-12857067



Not intended to solicit those currently under contract with another Brokerage.

WHAT IS AN EASEMENT?Ever noticed two neighbouring homes sharing a driveway? Sometimes, one property owns the land, while...
10/08/2026

WHAT IS AN EASEMENT?

Ever noticed two neighbouring homes sharing a driveway? Sometimes, one property owns the land, while the neighbour has a legal right to use part of it to access their own home.

That’s an example of an easement!

In Ontario, easements can also exist for utility lines, drainage systems, shared access pathways and other purposes. They can be registered on a property’s title and may remain in place even when the property changes owners.

If you’re buying a home, it’s worth finding out whether any easements affect the property, particularly if you’re planning to build a fence, widen a driveway, install a pool or make other improvements.

Your real estate lawyer can review the property’s title and registered documents to explain what rights exist, who benefits from them and how they might affect your plans.

A shared driveway might look straightforward from the street, but the legal arrangements behind it can be quite interesting!

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Not intended to solicit those currently under contract with another Brokerage.

Toronto's municipal advance voting is underway, ahead of election day on October 26.City Hall has a very practical influ...
10/08/2026

Toronto's municipal advance voting is underway, ahead of election day on October 26.

City Hall has a very practical influence on real estate. Municipal decisions shape where homes can be built, how developments are approved, how infrastructure keeps pace with growth and what local charges apply to new projects.

For Toronto homeowners, renters and future buyers, the housing proposals candidates put forward deserve a closer look. Comparing specific plans for zoning, infrastructure, approvals and housing choice can be more informative than campaign slogans.

Advance voting runs October 6–11.

Sources: Toronto municipal election reporting by TorontoToday; TRREB housing policy analysis.

*Not intended to solicit those currently under contract with another Brokerage.*

When an offer changes hands, so does the clock.In Ontario, an irrevocable date and time tells us how long an offer or co...
10/07/2026

When an offer changes hands, so does the clock.

In Ontario, an irrevocable date and time tells us how long an offer or counter-offer remains open for acceptance. That applies whether we’re dealing with a buyer and seller or a landlord and prospective tenant.

If one party changes the terms and signs the offer back, it becomes a counter-offer for the other side to consider. They can accept it, make further changes and counter again, reject it, or simply allow it to expire.

Sometimes, doing nothing is the decision.

It’s always preferable when both sides can find enough common ground to put a deal together, whether it’s a sale or a lease. But if expectations are simply too far apart, there may be little value in continuing to counter back and forth.

That’s part of why the irrevocable matters. It creates a defined decision window, while recognizing that neither side is required to keep negotiating simply because an offer has been presented.

OntarioRentals OntarioLandlords OntarioTenants HomeBuyingOntario HomeSellingOntario OntarioRealtor TorontoRealEstate GTARealEstate AxelFrancisRealtor

Not intended to solicit those currently under contract with another Brokerage.

A condo’s reserve fund is the money set aside for major repairs and replacements to the building’s common elements and a...
10/07/2026

A condo’s reserve fund is the money set aside for major repairs and replacements to the building’s common elements and assets.

That can include things like roofs, elevators, parking garages, exterior work, plumbing and other major building systems. Owners contribute to the fund through their common expenses, and the corporation relies on reserve fund studies to estimate future repair needs and plan how much should be saved.

For buyers, the balance is only one part of the picture. It’s more useful to understand how the reserve fund lines up with the building’s expected future work and funding plan.

Source: Condominium Authority of Ontario

*Not intended to solicit those currently under contract with another Brokerage.*

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28A Hazelton Avenue
Toronto, ON
M5R2E2

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