This real estate FAQ covers the questions I hear most, answered straight — from what your home is really worth to what you need to land a rental. Don’t see yours? Just ask.
From down payments to closing costs — what to know before you start.
In Canada the minimum is 5% on the first $500,000 of the price plus 10% on the portion above that, up to $1.5 million; at $1.5M or more you need at least 20% down. Anything under 20% means mortgage default (CMHC) insurance is added on top. You can run your own numbers with my mortgage calculator, and I’m happy to talk through what’s realistic for you.
The big one buyers forget is land transfer tax — and inside the City of Toronto (including East York and the Bluffs) you pay it twice, provincial and municipal. Budget also for legal fees, a home inspection, title insurance and moving. My land transfer tax calculator gives you that number in seconds.
Yes. A pre-approval tells you your real budget, holds a rate for a window, and makes your offer far stronger when it counts. It’s the first thing I’d sort out before we start touring homes.
In most resale purchases the commission is covered through the seller’s side, not out of your pocket. Before we start working together we’ll put our arrangement in writing so everything is transparent up front — I’ll walk you through exactly how it works.
On most resale homes I strongly recommend one. It’s a few hundred dollars that can save you from a five-figure surprise, and it gives you real negotiating leverage. I can point you to inspectors I trust.
In short: get pre-approved, define your must-haves and area, tour homes, make an offer with the right conditions, go firm, then close with your lawyer. I’ll guide you through each step and send you my Moving Guide — just reach out.
Starting with the question I get most: what is it actually worth?
Honestly, no website can tell you that. Real value comes from a comparative market analysis (CMA) — looking at what comparable homes in your specific pocket have actually sold for recently, adjusting for your home’s condition, updates, lot and location, and then weighing what today’s market will bear: buyer demand, competing inventory and interest rates. Automated “instant estimate” tools miss all of that local nuance and are routinely off by tens of thousands. I’ll prepare a proper CMA for your home at no cost — reach out and I’ll walk you through your numbers.
Those algorithms run on broad averages and stale data; they can’t see your renovated kitchen, your premium ravine lot, or that three similar homes on your street just sold over asking. They’re a starting curiosity, not a pricing strategy. A local CMA reflects what real buyers are actually paying right now.
It depends on price, condition and the current market — but I’ll show you real days-on-market data for your area so your expectations are grounded. Pricing it correctly from day one is the single biggest factor in selling quickly and for top dollar.
Typical costs are the real estate commission, your lawyer’s fees, and a mortgage discharge if you have one, plus any optional staging or prep. I’ll give you a clear net-proceeds estimate up front so you know exactly what you’ll walk away with — no surprises.
It depends on your finances and how tight the market is on each side. Selling first gives you certainty on your budget; buying first secures your next home but carries more risk. I’ll help you weigh it for your situation, and my Seller’s Guide lays out the trade-offs.
Rarely a big renovation — but smart, low-cost prep (declutter, paint, minor repairs, light staging) almost always pays for itself. I’ll tell you honestly where your dollars will and won’t move the needle before you spend a cent.
What you need to apply, what landlords can ask for, and how I help on both sides.
To start, have three things ready: a completed rental application, recent pay stubs (proof of income), and a full credit report. Most landlords will also want an employment letter, references (often a previous landlord) and photo ID. Toronto’s rental market moves fast, so a complete, ready-to-go package is often what wins you the unit.
In Ontario a landlord can ask for first and last month’s rent up front — and that’s it. A separate “damage” or “security” deposit isn’t permitted under Ontario law, and your last-month deposit is required to earn interest. Be cautious of anyone asking for more.
Yes — it just takes a stronger package. A guarantor, extra references, an employment letter, or offering a larger (permitted) prepayment can all reassure a landlord. I work with newcomers and first-time renters regularly and can coach you through it.
As a tenant you can have me represent you, usually at no cost to you, since the landlord’s side typically covers it. I’ll line up showings, review the lease and help your application stand out. Ask me for my Leasing Guide to get started.
I run a full process: application, income verification through pay stubs and an employment letter, a complete credit report, and reference checks. The goal is a reliable, long-term tenant and a lease that protects you. My Lease Guide covers what to expect — reach out and I’ll send it over.
Every situation is different. Tell me what you’re working through — buying, selling or leasing — and I’ll give you a straight answer, plus my Moving, Seller’s, Leasing or Lease guide if it helps.
Scott William Duvall, Salesperson · International Realty Firm Inc., Brokerage. General information only and current as of 2026 — not legal, tax or financial advice. Ontario rules can change; confirm specifics with the appropriate professional or with me.
Making Moves
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