Mark Savel | TorontoLivings - Toronto Real Estate

Feb 09

A 48-Storey Tower May Be Coming Next to the Cedarvale LRT Station

By Mark Savel Development Applications

A new high-rise development is being proposed for 5–15 Park Hill Road, immediately adjacent to the future Cedarvale LRT Station along Eglinton Avenue West. The application seeks approval for a 48-storey residential tower, representing a significant intensification of the site and a notable change in scale for the surrounding area.

The site sits at a transition point between two established neighbourhoods — Forest Hill North to the east and Briar Hill–Belgravia to the west — placing it at the intersection of low-rise residential streets and one of Toronto’s most transformative transit corridors.

This proposal arrives as the Eglinton Crosstown LRT continues to reshape development patterns along Eglinton Avenue West, where proximity to rapid transit is increasingly being leveraged to support taller, denser residential buildings.

The Site at a Glance

The subject site is located on the east side of Park Hill Road, just north of Eglinton Avenue West, and is currently occupied by five detached residential dwellings. Its immediate adjacency to the Cedarvale LRT Station makes it one of the most transit-accessible sites in the area.

The location places the development at the edge of both Forest Hill North and Briar Hill–Belgravia, neighbourhoods that have historically been defined by low-rise housing but are now increasingly influenced by intensification along Eglinton Avenue West.

What’s Being Proposed

The application proposes the redevelopment of the site with a 48-storey residential building containing a total of 505 dwelling units. The building would deliver a broad range of unit types, including:

Studio units
One-bedroom units
One-bedroom plus den units
Two-bedroom units
Two-bedroom plus den units
Three-bedroom units

The proposal also includes three levels of below-grade parking and new indoor and outdoor amenity spaces designed to support a high-density residential population.

Proposed Unit Mix Breakdown

The 505 proposed residential units are distributed as follows:

91 one-bedroom units (18%)
227 one-bedroom plus den units (45%)
90 two-bedroom units (18%)
46 two-bedroom plus den units (9%)
51 three-bedroom units (10%)

Approximately 30% of the units are two- and three-bedroom suites, aligning with City guidelines that encourage the inclusion of family-sized housing within vertical communities, particularly in transit-oriented developments.

Height, Density, and Scale

At 48 storeys, the proposed tower would be the tallest building in the immediate area, establishing a new height benchmark for Park Hill Road and its surroundings.

The development proposes a total gross floor area of 34,123 square metres, resulting in a floor space index (FSI) of 16.72. This level of density reflects a broader planning shift toward vertical growth near rapid transit stations, especially along the Eglinton Avenue West corridor.

Transit-Oriented Development Context

The site’s proximity to the Cedarvale LRT Station is a central justification for the scale of the proposal. With the Eglinton Crosstown introducing rapid east–west transit connectivity across the city, planning policy has increasingly supported higher densities and reduced reliance on private vehicles near station areas.

As a result, proposals of this height and scale are becoming more common along Eglinton Avenue West, signalling a transition from a primarily low-rise corridor to one defined by mixed-height, transit-focused development nodes.

Parking, Access, and Transportation

Vehicular access to the building is proposed from Park Hill Road via a paved access along the southern property line. The development includes three levels of below-grade parking, providing a total of 93 vehicle parking spaces, including visitor parking.

In keeping with its transit-oriented location, the proposal places a stronger emphasis on active transportation, with a total of 289 bicycle parking spaces provided for residents and visitors.

Amenity Spaces

The proposed development includes a total of 2,020 square metres of amenity space, consisting of:

1,598 square metres of indoor amenity space
422 square metres of outdoor amenity space

These amenity areas are intended to support daily living within a high-density residential environment and meet the City’s minimum per-unit amenity space requirements.

Architectural Overview

Architectural drawings depict a tall, slender tower rising from a lower-scale base designed to relate more closely to Park Hill Road. The proposal includes landscaped areas, outdoor amenity space at grade, and setbacks intended to provide a transition between the tower and nearby low-rise residential uses.

The building’s massing and articulation reflect a contemporary high-rise form consistent with other recent and proposed developments along the Eglinton Avenue West corridor.

Why This Proposal Matters

Beyond the specifics of the building itself, this application highlights the pace and scale of change occurring along Eglinton Avenue West. With the arrival of the LRT, sites closest to stations are increasingly being identified for substantial intensification.

If approved, the 5–15 Park Hill Road development would not only introduce hundreds of new homes but also set a new precedent for height and density at the edge of Forest Hill North and Briar Hill–Belgravia.

Closing Thoughts

The 48-storey proposal at 5–15 Park Hill Road is a clear example of transit-driven urban growth in Toronto. As the application moves through the approvals process, discussions will likely focus on height, neighbourhood transition, and how intensification is managed next to established low-rise areas.

As with many projects tied closely to major transit investments, this proposal will be one to watch as the Eglinton West corridor continues to evolve.

Thinking About Buying or Selling Near the Cedarvale LRT?

Major transit investments like the Eglinton Crosstown are reshaping neighbourhoods in real time by influencing land values, housing options, and long-term demand. If you’re considering buying, selling, or simply trying to understand how new development could impact your property near Cedarvale, Forest Hill North, Briar Hill–Belgravia, or Eglinton West more broadly, we’re always happy to help.

Whether you’re tracking upcoming projects or planning your next move, feel free to reach out for a conversation grounded in local insight and real-world market experience.

Feb 07

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A New 37 Storey Tower May Be Coming to 8–12 Benner Ave & 5 Stayner Ave

By Mark Savel Development Applications

A significant new high-rise proposal has been submitted for a quiet pocket just east of Allen Road, at the corner of Benner Avenue and Stayner Avenue. Plans call for a 37-storey residential tower at 8–12 Benner Ave and 5 Stayner Ave which is a scale that would mark a notable shift for this low-rise neighbourhood.

While the height will naturally draw attention, the application positions the site as part of a broader evolution happening along the Marlee and Eglinton corridors. In recent years, several mid– and high-rise developments have been proposed along Marlee Avenue itself, gradually reshaping the scale and density of this stretch of the city and setting important context for why a project of this size is being contemplated here.

Where the Site Is Located

The development site spans multiple properties (8–12 Benner Ave & 5 Stayner Ave) along Benner Avenue and Stayner Avenue, immediately east of Allen Road. One of the defining characteristics of the site is its adjacency to Benner Park, which frames the eastern edge of the proposal and influences how the building is massed and stepped back.

Surrounding uses are predominantly low-rise residential, making the proposed scale a clear contrast to the existing neighbourhood fabric. At the same time, the site benefits from proximity to major north–south transportation infrastructure and established arterial roads.

What’s Being Proposed

At a high level, the application seeks approval for a 37-storey residential tower rising from a multi-storey podium. The proposal requires both Zoning By-law Amendment and Site Plan Approval.

The building is organized with a defined podium that addresses the street and park edges, above which the tower element rises with stepbacks intended to reduce perceived mass at grade. Mechanical space is contained within a rooftop penthouse, set back from the main tower floorplate.

Building Height and Massing

The tower is proposed at approximately 116 metres in height, excluding the mechanical penthouse. The podium rises to roughly seven storeys before stepping back to accommodate the tower above.

Setbacks are incorporated along all property lines, with particular attention paid to the interface with Benner Park. The massing strategy is designed to balance the site’s compact footprint with the need for light, sky view, and separation from neighbouring low-rise homes.

Residential Units and Layout

The building is planned as a fully residential development, with a total of 418 dwelling units. The unit mix includes a range of one-bedroom, one-bedroom-plus-den, two-bedroom, two-bedroom-plus-den, and three-bedroom suites.

Typical tower floors use a central corridor with suites organized around the perimeter, allowing most units access to natural light. Many suites are designed with balconies, while larger terrace spaces are concentrated at podium and setback levels.

Amenity Spaces

Resident amenities are distributed throughout the building, with both indoor and outdoor spaces provided. Indoor amenity areas are primarily located within the podium levels, while outdoor amenity spaces are arranged at grade, on podium roofs, and at upper-level terraces.

The relationship to Benner Park plays an important role here, with outdoor amenity areas oriented to take advantage of views and separation from neighbouring properties.

Parking, Loading, and Servicing

Vehicle parking is accommodated entirely below grade. A total of 17 vehicular parking spaces are proposed, alongside dedicated visitor and accessible parking.

Bicycle parking is a significant component of the transportation strategy, with nearly 500 bicycle spaces provided across long-term and short-term facilities. Loading, garbage, and servicing functions are consolidated and accessed from the street in a manner intended to minimize disruption to the surrounding neighbourhood according to the proposal.

Architectural Design

The project is designed by Quadrangle Architects. The architectural expression emphasizes a clear distinction between podium and tower elements, with consistent window patterns and a restrained material palette.

Bird-friendly glazing is incorporated into the façade design, particularly at lower levels, reflecting current City of Toronto standards. Stepbacks and setbacks are used to soften the building’s presence at grade and along the park edge.

Planning Context and Rationale

The planning rationale positions the site as appropriate for increased density due to its proximity to major transportation infrastructure and its location within an area identified for growth and intensification.

While the proposed height exceeds the prevailing built form in the immediate area, the application argues that the transition is managed through podium scale, setbacks, and separation distances. As with many tall building proposals in established neighbourhoods, this balance between city-building objectives and local context will be central to the review process.

What Happens Next

The application will move through the City’s review process, including circulation to internal departments and opportunities for community consultation. Revisions are common at this stage, and the proposal may evolve in response to feedback from City staff and local residents.

Why This Proposal Is Worth Watching

At 37 storeys, this project represents one of the more ambitious proposals in the immediate area. Its adjacency to parkland, proximity to major corridors, and scale relative to surrounding homes make it a closely watched application.

Whether approved as proposed or refined through the planning process, the development at 8–12 Benner Ave and 5 Stayner Ave is a clear signal that density pressures continue to move outward from Toronto’s major transit and arterial routes — even into traditionally low-rise pockets.

Thinking About Buying or Selling in Yorkdale–Glen Park?

Planning applications like this one often act as an early indicator of how a neighbourhood may evolve — from future density and infrastructure investment to shifting buyer demand and long-term value.

If you’re considering buying, selling, or simply want a clearer picture of how changes like this could impact your property in the Yorkdale–Glen Park area, we’re always happy to talk it through. From low-rise homes to condos and future-facing opportunities, local context matters — especially when the neighbourhood is in transition.

Reach out any time to discuss what’s happening now and what may be coming next!

Feb 07

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503–511 Oakwood Avenue & 66–70 Belvidere Avenue: What’s Being Proposed

By Mark Savel Development Applications

A new planning application has been submitted for the properties at 503–511 Oakwood Avenue and 66–70 Belvidere Avenue, proposing a 13-storey mixed-use building at the intersection of Oakwood Avenue and Belvidere Avenue. On its own, “another condo application” may not catch much attention, but the real significance of this project is where it’s happening!

Much of the recent development activity in this part of the city has clustered closer to Eglinton Avenue West, particularly around the Line 5 corridor. Oakwood Village, by contrast, has seen far fewer opportunities for new condo developments. That’s why this proposal stands out. It brings meaningful density and new housing options to an intersection that has long felt underutilized, despite its proximity to transit, Vaughan Road, and established neighbourhood amenities.

Where the Site Is — and Why It Matters

The subject site occupies a prominent corner on the east side of Oakwood Avenue and the north side of Belvidere Avenue, just south of Vaughan Road. The consolidated parcel stretches across multiple addresses (503–511 Oakwood Avenue & 66–70 Belvidere Avenue), creating frontage on both streets and forming a large, rectangular development block.

This location sits within walking distance of Oakwood Station on Line 5 Eglinton and is also served by multiple TTC bus routes along Oakwood Avenue and Vaughan Road. From a planning perspective, the site falls within a Protected Major Transit Station Area, where policy encourages intensification, transit-oriented design, and a mix of uses.

Yet despite these advantages, the intersection has not fully evolved alongside nearby transit investment. This proposal is an attempt to close that gap.

What’s There Today

Currently, the Oakwood-facing properties are made up of two-storey mixed-use buildings with retail at grade and largely vacant residential units above. Along Belvidere Avenue, the site includes several low-rise residential properties that are vacant and boarded.

In planning terms, this is a classic underutilized site: low density, aging building stock, and limited contribution to the public realm — all in an area where growth is actively encouraged. The existing conditions help explain why the applicant is seeking both an Official Plan Amendment and a Zoning By-law Amendment to unlock redevelopment potential.

What’s Being Proposed

The application proposes a 13-storey, mixed-use mid-rise building designed to introduce new housing while reinforcing Oakwood Avenue’s role as a local main street.

The proposal includes:

A 13-storey building with a maximum height of approximately 42.9 metres
A total gross floor area of roughly 10,375 square metres
161 residential units, ranging from studios to three-bedroom suites
Ground-floor retail space fronting Oakwood Avenue and wrapping the corner
Three levels of underground parking
A mix of indoor and outdoor amenity spaces integrated throughout the building

Rather than a point tower, the building is organized with a five-storey podium and an eight-storey upper component, allowing the massing to respond differently to Oakwood Avenue and Belvidere Avenue.

Built Form, Height, and Transition

One of the most closely watched aspects of any mid-rise proposal is how it transitions to neighbouring low-rise homes — and this project makes that a central design consideration.

The building steps back above the podium levels, with deeper setbacks introduced on the upper storeys, particularly toward the east where the site abuts lower-density residential properties. These stepbacks are intended to reduce the perceived height from the street and create a more gradual transition in scale.

Along Oakwood Avenue, the podium height reinforces a consistent street wall, framing the sidewalk and supporting a more urban, main-street feel. The upper floors are visually recessed, helping distinguish the building base from the taller residential component above. While 13 storeys will inevitably spark discussion, the design attempts to balance density with sensitivity.

Retail, Streetscape, and the Public Realm

At grade, the proposal introduces new retail space along Oakwood Avenue, helping maintain and potentially strengthen the commercial character of the street. Entrances are oriented toward both Oakwood and Belvidere, reinforcing the corner condition and encouraging pedestrian activity.

The plans also show widened sidewalks, landscaped setbacks, and a mix of trees and planting designed to improve what is currently a tired and fragmented streetscape. Parking, servicing, and loading functions are consolidated and screened within the podium, keeping them largely out of view from the public realm.

If executed well, these elements could meaningfully improve the day-to-day experience of this stretch of Oakwood Avenue.

How This Fits into the Bigger Planning Picture

From a policy standpoint, the proposal aligns with several long-standing City objectives. Oakwood Avenue is identified as an Avenue, where mid-rise growth is encouraged. The site’s location within a Major Transit Station Area further strengthens the case for higher density, mixed-use development.

The application also responds to Oakwood–Vaughan Urban Design Guidelines, which aim to reinforce a village-style identity while accommodating growth. Compared to recent applications closer to Eglinton (many of which are much larger in scale or more clearly tied to the immediate LRT corridor) this project helps distribute growth more evenly through the neighbourhood. In that sense, it’s not just about one building, but about testing whether Oakwood Village can support a broader range of housing forms beyond low-rise homes and small walk-ups.

Why This Proposal Is Worth Watching

Condo options in Oakwood Village remain limited, especially compared to nearby neighbourhoods along Eglinton West. This proposal introduces a scale and type of housing that simply doesn’t exist in meaningful numbers today.

For residents, it raises familiar questions around height, density, and neighbourhood change. For planners and housing watchers, it offers a glimpse at how growth might begin to move south and west from Eglinton as transit infrastructure comes fully online.

Whether or not the proposal is approved in its current form, it sets an important precedent and signals that Oakwood Village is increasingly on the development radar.

For homeowners and buyers in Oakwood Village, applications like this are worth paying attention to. Changes in density, new retail, and transit-oriented development can influence neighbourhood values, buyer demand, and long-term resale — often well before a shovel ever hits the ground. Understanding what’s proposed (and what’s likely to follow) can make a real difference when deciding when to buy, sell, or hold in the area.

Final Thoughts

With most recent intensification focused closer to Eglinton Avenue West, seeing a proposal of this scale at Oakwood and Belvidere suggests a slow but meaningful expansion of where growth is considered appropriate.

As the application moves through the approvals process, expect close attention on built form, transition, and public realm impacts. Regardless of the outcome, it’s a project that will help shape the next phase of conversation around condo living and density in Oakwood Village.

If you’re thinking about buying or selling in Oakwood Village, and would like a clearer picture of how current and proposed developments could impact your property or buying plans, we’re always happy to talk through the neighbourhood and what’s coming next. Send us a message below!

Feb 05

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Explore Penthouse Living at Aqualuna by Tridel

By Mark Savel Luxury Real Estate

A Rare Lower Penthouse Opportunity on Toronto’s Waterfront

Opportunities like this don’t come around often. LPH03 at Aqualuna represents one of the most substantial and refined residences in the entire Bayside community — a true lower penthouse offering scale, privacy, and waterfront living in equal measure.

Spanning 2,258 square feet, this brand-new, never-lived-in residence delivers the kind of space that’s increasingly hard to find in downtown Toronto, especially at the water’s edge. Offered at $4,450,000, LPH03 represents a rare opportunity to secure a move-in-ready lower penthouse within one of the city’s most iconic waterfront buildings. Everything about this suite feels intentional: generous proportions, thoughtful flow, and a strong connection to the outdoors that elevates everyday living.

Penthouse Floorplan at Aqualuna by Tridel

Inside LPH03: Space, Light, and Indoor–Outdoor Living

LPH03 is a 2-bedroom plus den, 2.5-bath suite built around an open-concept living and dining area that immediately draws you toward the outdoors. Large windows flood the interior with natural light, while direct access to a spacious private terrace creates a seamless indoor–outdoor setting — ideal for entertaining or simply enjoying the lakefront atmosphere. In total, the suite offers approximately 340 square feet of outdoor space, allowing the home to truly extend beyond its interior walls.

Both bedrooms feature direct access to a balcony, offering quiet outdoor moments and a sense of retreat rarely found in condominium living. The den provides flexible space that works equally well as a home office, reading room, or media space.

With a southeast exposure, the suite enjoys expansive views and soft, consistent light throughout the day. At over 2,200 square feet, the layout never feels tight or compromised — every room benefits from proper scale and separation, allowing the home to function comfortably whether you’re hosting guests or enjoying a quiet evening in.

Design Series 500: Elevated Finishes, Thoughtful Details

LPH03 is finished with Tridel’s Design Series 500, a collection reserved for the developer’s most premium residences. Rather than chasing trends, these finishes prioritize longevity, craftsmanship, and timeless appeal.

Materials are selected to feel refined without being overstated, allowing the architecture and natural light to take centre stage. It’s a level of finish that complements the scale of the home and supports long-term livability — exactly what you want in a residence of this calibre.

Aqualuna at Bayside: Luxury by the Lake

You may not immediately recognize the name Aqualuna — but chances are, you’ve definitely seen it before. With its striking curved architecture right on the water’s edge, this building has become one of the most photographed and Instagrammed residential developments in the city, often appearing in skyline shots, waterfront reels, and sunset views across social media.

Aqualuna marks the fourth and final phase of the award-winning Bayside Toronto community, making this a last opportunity to own within one of the city’s most thoughtfully planned waterfront neighbourhoods.

Bayside spans approximately 13 acres and will ultimately include more than two million square feet of residential, office, retail, and cultural space. Located in the heart of the emerging East Bayfront district, residents are just minutes from downtown Toronto and approximately five minutes from Union Station — a rare combination of waterfront calm and urban convenience.

This is a neighbourhood designed for long-term living, not short-term trends. Wide promenades, public spaces, and direct access to the lake create an environment that feels both vibrant and relaxed.

Amenities That Extend the Living Experience

Aqualuna’s amenities are designed to function as an extension of your home, offering spaces that feel purposeful rather than excessive.

On the lower floor, residents have access to a comfortable amenity lounge, a yoga studio, a fully equipped fitness studio, change rooms, and a sauna — ideal for maintaining daily routines without ever leaving the building.

The seventh floor amenities are geared toward entertaining and social gatherings. These include a bar, billiards lounge, media lounge, party room with private catering kitchen, private dining space, and multiple lounge areas. An outdoor pool overlooking Lake Ontario rounds out the experience, offering a true resort-like setting during the warmer months.

Who This Penthouse Is Really For

LPH03 will resonate most with buyers who value space, privacy, and quality — without the maintenance of a freehold home.

This residence is particularly well-suited to end-users looking to downsize from larger properties while maintaining generous square footage, as well as buyers seeking a turnkey waterfront home that can be enjoyed immediately. With its scale, layout, and brand-new condition, it also appeals to those who plan to live in the space long-term rather than treat it as a temporary stop.

Final Thoughts on Penthouse Living at Aqualuna

A lower penthouse of this size and position is something that needs to be experienced firsthand. The sense of scale, the connection to the outdoors, and the way the home flows from room to room are difficult to fully capture on paper.

For buyers seeking refined, low-maintenance living without compromise, this lower penthouse stands out as one of the most compelling waterfront offerings currently available.

If you’d like to view LPH03 in person, or learn more about other available residences at Aqualuna, get in touch with us to arrange a private tour. We’re happy to walk you through the building, the neighbourhood, and the options that best fit what you’re looking for – send us a message below!

Feb 04

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TFSA Limits 2026 Explained: A First-Time Buyer’s Secret Weapon

By Mark Savel Advice For Buyers

Why First-Time Buyers Need Every Advantage Right Now

Toronto’s housing market has softened compared to its peak in 2022, but affordability hasn’t suddenly become easy. Prices may be more negotiable, yet down payments remain substantial and buyers who are truly prepared continue to separate themselves from the pack.

Most first-time buyers focus almost exclusively on how much they can borrow. That’s understandable — mortgage pre-approvals feel concrete. But in practice, it’s often how you’ve saved that determines how quickly and confidently you can act when the right home comes along.

That’s where the TFSA comes in. When used intentionally alongside the First Home Savings Account (FHSA), it becomes one of the most flexible and underrated tools first-time buyers have.

TFSA Limits for 2026 — The Numbers That Matter

The 2026 Contribution Limit (And Why It’s Bigger Than It Looks)

For 2026, the annual TFSA contribution limit is $7,000. On its own, that may not sound like a game-changer. But the real power of the TFSA lies in how contribution room accumulates.

If you’ve been eligible for a TFSA since its introduction in 2009 and haven’t maximized it every year, your available room can quietly add up to a six-figure number. As of 2026, the total cumulative TFSA contribution limit is $109,000 for someone who was 18 or older in 2009 and has never contributed.

Many first-time buyers we speak with are surprised to learn they’re sitting on far more unused TFSA space than they realized — room that can be put to work strategically rather than sitting idle.

Unlike some registered accounts, TFSA room isn’t lost if you don’t use it right away. It carries forward indefinitely, giving buyers flexibility to ramp up savings when their income improves or their purchase timeline becomes clearer.

Why TFSAs Are So Powerful for Home Buyers

The TFSA’s appeal is simple but incredibly effective:

Any growth inside the account is completely tax-free
Withdrawals are tax-free, regardless of how much the account has grown
There are no restrictions on when or why you take money out

For first-time buyers, that flexibility matters. Whether plans accelerate, stall, or change entirely, TFSA funds are always accessible without penalties or tax consequences.

TFSA vs FHSA — Different Tools, Different Jobs

What the FHSA Is Designed to Do

The First Home Savings Account was built specifically for buyers purchasing their first home. It allows contributions of up to $8,000 per year, with a lifetime maximum of $40,000.

FHSA contributions are tax-deductible, much like an RRSP. When used for a qualifying first home purchase, withdrawals are tax-free. In other words, it combines the best features of an RRSP and a TFSA — but only for first-time buyers.

For most buyers, the FHSA should be the foundation of their down payment strategy.

Where the TFSA Fits In

The TFSA doesn’t replace the FHSA — it complements it.

We typically see the TFSA used in three key ways:

As an overflow account once FHSA contributions are maxed
As a flexible savings vehicle when timelines are uncertain
As a buffer that allows buyers to adapt if plans change

This combination is powerful. Rather than forcing all savings into a single structure, buyers gain both tax efficiency and optionality.

A Realistic Toronto First-Time Buyer Scenario

Saving With Purpose (Not Just “Whatever’s Left Over”)

Consider a Toronto-based buyer or couple with stable employment and a three-to-five-year purchase horizon. Instead of saving passively, they set clear priorities:

Maximize FHSA contributions annually
Direct additional monthly savings into a TFSA
Match investment risk to their expected purchase timeline

This approach removes guesswork. Savings become intentional, structured, and aligned with a real goal rather than a vague hope of “buying someday.”

How This Strategy Adds Up Over 3–5 Years

Even with conservative assumptions, the combination of regular contributions and tax-free growth can meaningfully accelerate a down payment.

More importantly, it preserves flexibility. If the right opportunity appears sooner than expected, funds are accessible. If timelines stretch, contribution room continues to build and compound.

In a market like Toronto’s, that optionality often matters more than chasing perfect returns.

Why Liquidity and Flexibility Matter More Than Perfect Timing

Trying to time the housing market is tempting — and usually unproductive. What consistently matters more is being financially ready when a good opportunity presents itself.

TFSA withdrawals don’t trigger taxes or penalties. FHSA withdrawals align cleanly with a qualifying purchase. Together, they allow buyers to move decisively without scrambling to restructure their finances at the last minute.

Prepared buyers don’t need to guess where the bottom is. They simply need the ability to act.

Common Mistakes We See First-Time Buyers Make

Over the years, a few patterns show up repeatedly:

Leaving large amounts of TFSA room unused
Over-funding one account while ignoring another
Taking on too much investment risk with short purchase timelines
Waiting for certainty in a market that never truly offers it

The Bottom Line for First-Time Buyers

The TFSA isn’t just an extra savings account. When used strategically alongside the FHSA, it becomes a powerful tool that creates flexibility, speed, and confidence.

In a market like Toronto’s, preparation is leverage. Buyers who understand their options — and use them well — tend to move faster, negotiate better, and feel far less stress along the way.

If you’re planning to buy your first home and want to understand how these tools fit into a realistic Toronto purchase strategy, that conversation is worth having early — well before you start booking showings. Contact us below!

Feb 04

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FHSA 2026 Update: New Limits, Carryforward Rules, and Planning Tips

By Mark Savel Advice For Buyers

Why the FHSA Still Deserves Attention in 2026

The First Home Savings Account (FHSA) has now been around long enough that most first-time buyers have heard of it. But in 2026, we’re still seeing the same mistake play out over and over again: people waiting to open an FHSA because they don’t feel “ready” to buy yet.

That hesitation is understandable. Toronto prices are high, timelines feel uncertain, and many renters assume they’ll deal with the FHSA later. The problem? Waiting doesn’t just delay your savings — it quietly limits how much tax-advantaged room you’ll ever have access to.

According to the Canada Revenue Agency, FHSA contribution room only begins once the account is opened — unused room doesn’t magically backfill for years you waited. The FHSA hasn’t changed in 2026. But misunderstanding how it works can still cost you tens of thousands in future buying power.

What Are the FHSA Contribution Limits in 2026?

The contribution rules for 2026 remain the same as prior years (unlike a TFSA), but they’re worth restating clearly.

You can contribute up to $8,000 per calendar year, with a lifetime maximum of $40,000 per person. Contributions are tax-deductible, similar to an RRSP, and qualifying withdrawals to buy a first home are completely tax-free, similar to a TFSA.

The CRA confirms these limits continue to apply in 2026, with no increase to annual or lifetime caps. That combination alone makes the FHSA one of the most powerful tools Ottawa has ever created for first-time buyers. But the real leverage comes from when you open it.

The Carryforward Rule Most Buyers Get Wrong

This is where things tend to go sideways. FHSA contribution room does not automatically accumulate just because the program exists. Your contribution room only begins once you actually open an FHSA.

How FHSA Carryforward Really Works

If you open an FHSA, any unused annual contribution room carries forward to future years. If you don’t open one, there is nothing to carry forward. That means you can’t retroactively claim FHSA room for years you waited on the sidelines.

Opening Early vs Waiting: A Simple Example

Consider two identical buyers. Buyer A opens an FHSA in 2024 but doesn’t contribute right away. Buyer B waits until 2026 because buying still feels far off.

By 2026:

Buyer A has $24,000 of available contribution room
Buyer B has just $8,000

Same income. Same savings habits. Very different outcomes — entirely because of timing. Opening the account early doesn’t force you to contribute immediately. It simply starts the clock.

Why Starting Early Matters (Even If Buying Feels Years Away)

We hear the same refrains all the time:

“Prices might come down.”
“We’ll save more once income increases.”
“We’re not buying for a while anyway.”

All reasonable thoughts. But the FHSA works best precisely because it allows you to plan ahead of certainty.

Starting early benefits renters who expect their incomes to rise, couples coordinating two separate buying timelines, and buyers who may not know yet whether their first purchase will be a condo, a townhouse, or something else entirely.

You’re not committing to a purchase date. You’re preserving future flexibility.

How the FHSA Fits Into a Real Toronto Buying Plan

In practice, most Toronto buyers don’t rely on a single tool. The FHSA can be used alongside the RRSP Home Buyers’ Plan, allowing buyers to stack tax advantages in a meaningful way. Individually, that can translate into a significant down payment boost. For couples, the numbers become even more impactful when both partners plan early.

This is where we often see the difference between buyers who feel stretched and buyers who feel prepared — not because they timed the market perfectly, but because they structured their savings early.

What Happens If You Don’t End Up Buying?

Another common hesitation is the fear of locking money into something too specific. If you don’t end up buying a qualifying home, your FHSA can be rolled into your RRSP or RRIF without triggering tax consequences. There’s no penalty for changing plans, and no obligation to buy simply because you opened the account. That’s why, from a planning perspective, the downside risk of opening early is extremely limited.

The Bottom Line for First-Time Buyers

Opening an FHSA early doesn’t lock you into a decision. It simply gives you more options later — more contribution room, more tax efficiency, and more control over how and when you buy.

If you’re a renter thinking about buying in Toronto in the next few years, the smartest move often isn’t waiting for the perfect moment — it’s putting the right structure in place early.

Thinking about your first purchase or trying to map out a realistic buying timeline? We help Toronto buyers plan years ahead, not just shop when listings pop up. Start with a conversation and build the strategy before the pressure kicks in.

Feb 04

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FHSA Explained: A Smart Tool for First-Time Buyers in Toronto

By Mark Savel Advice For Buyers

In most Canadian markets, saving for a down payment is a challenge. In Toronto, it’s often the challenge!

One of the biggest hurdles for first-time buyers is assembling a meaningful down payment without draining every dollar of after‑tax income. That’s where the First Home Savings Account (FHSA) changes the equation.

This guide breaks down how the FHSA actually works, how buyers are using it in the real world, and where it fits alongside tools like the RRSP Home Buyers’ Plan.

What Is the First Home Savings Account (FHSA)?

At its core, the FHSA is a registered savings account designed specifically for first‑time homebuyers. What makes it unique is that it combines the best features of two familiar accounts:

RRSP-like deductions when you contribute
TFSA-like withdrawals when you buy

You get a tax deduction going in, and you don’t pay tax coming out — provided the funds are used to buy your first home.

That combination is what makes the FHSA one of the most powerful buyer-focused tools the federal government has ever introduced.

How FHSA Contribution Rules Actually Work

This is where most of the confusion starts.

You can contribute up to $8,000 per year
You can contribute up to $40,000 total over your lifetime
You must be at least 18 and a first-time buyer to open one

One important nuance: contribution room only starts accumulating after you open the account. Unlike a TFSA, you don’t get retroactive room if you wait years to open it.

That’s why we often suggest opening an FHSA as soon as you’re eligible — even if you don’t plan to fund it immediately. You’re essentially starting the clock.

In a Toronto context, that early start matters. Few buyers are maxing this account overnight, but spreading contributions over time — and doing so with pre-tax dollars — meaningfully reduces the amount of cash that needs to be saved the hard way.

Who Qualifies as a First-Time Buyer (and Who Accidentally Doesn’t)

The definition of “first-time buyer” is more flexible — and more technical — than many people realize. And with the FHSA, when and how you qualify matters just as much as if you qualify.

You’re generally considered a first-time buyer if you did not own and live in a home as your principal residence in the current year or any of the previous four calendar years. This is often referred to as the four-year rule.

Here are the key nuances that tend to catch buyers off guard:

Four-year rule: You may still qualify even if you owned a home earlier in your life, as long as you have not occupied a home you owned as your principal residence in the past four years.
Timing matters: The eligibility test applies at the time you open the FHSA, not just when you later make a qualifying withdrawal. If you open an FHSA too early — before you re‑qualify — you may not be eligible at all.
Spouses and common-law partners: If you have a spouse or common-law partner, the rules look at whether either of you lived in a home owned by either partner during the eligibility period. This can unintentionally disqualify renters who moved into a partner’s owned home.
Partial ownership exceptions: In limited situations, acquiring less than a 10% interest in a property may not disqualify you. That said, the FHSA is generally designed to support buyers who have not meaningfully owned or lived in a home during the relevant timeframe.

The practical takeaway is this: if you’ve been renting for the past five years, you may still qualify as a first-time buyer for FHSA purposes — even if you owned a home earlier in your life.

Because these rules are precise and timing-sensitive, this is one area where getting advice before opening an FHSA can make a meaningful difference.

FHSA vs TFSA vs RRSP: Which One Comes First?

A common misconception is that the FHSA replaces other savings accounts. It doesn’t.

Each account serves a different role:

FHSA: Purpose-built for a first home, combining tax deductions and tax-free withdrawals
TFSA: Flexible, liquid, and ideal for shorter-term goals or emergency buffers
RRSP: Long-term retirement planning, with optional access through the Home Buyers’ Plan

For higher-income buyers who are confident they’ll purchase within the next decade, the FHSA often rises to the top of the priority list. For lower-income buyers or those with uncertain timelines, flexibility may matter more.

There’s no universal order — only an order that fits your income, timeline, and risk tolerance.

FHSA vs TFSA: A Side-by-Side Comparison

Feature	FHSA	TFSA
Primary purpose	Saving for a first home	Flexible savings for any goal
Contribution tax treatment	Contributions are tax-deductible	Contributions are not deductible
Withdrawal tax treatment	Qualifying home purchases are tax-free	All withdrawals are tax-free
Annual contribution limit	$8,000	Set annually by the federal government
Lifetime contribution limit	$40,000	No lifetime cap (annual limits accumulate)
Eligibility	First-time homebuyers only	Any Canadian resident 18+
If you don’t buy	Can roll into RRSP or RRIF	Continues as a TFSA
Best used for	Down payment planning	Flexibility, emergencies, short-term goals

FHSA + RRSP Home Buyers’ Plan: Where the Real Leverage Shows Up

The FHSA becomes especially powerful when paired with the RRSP Home Buyers’ Plan (HBP).

Under current rules:

You can withdraw up to $40,000 from your FHSA tax-free
You can withdraw up to $60,000 from your RRSP under the HBP (with repayment requirements)

That’s up to $100,000 per person, or $200,000 per couple, potentially sourced largely from pre-tax income.

In Toronto, where down payments are often the primary obstacle — not qualifying for the mortgage — this stacking approach can be the difference between waiting indefinitely and buying strategically.

FHSA Explained on Video: A Walkthrough for First-Time Buyers

If you prefer seeing this explained step by step, we also recorded a video walkthrough that breaks down the FHSA in practical, plain-English terms — including common mistakes and how buyers are actually using it.

This is especially helpful for:

Buyers early in the planning stage
Couples coordinating multiple accounts
Anyone overwhelmed by CRA language

How FHSA Funds Can Be Invested

An FHSA is just a container. What you earn inside it depends on how the funds are invested.

Most institutions allow FHSA funds to be held in:

Cash
GICs
ETFs
Mutual funds
Stocks

The right mix depends largely on timing. Buyers planning to purchase within a year or two often stay conservative. Those with longer horizons may accept more volatility in exchange for growth.

The key is aligning investment risk with purchase certainty — not chasing returns at the expense of flexibility.

What Happens If You Don’t Buy?

This is another area where the FHSA is often misunderstood.

If you don’t end up buying:

You can keep the FHSA open for up to 15 years
Any unused balance can be rolled into an RRSP or RRIF without triggering tax

In other words, the money doesn’t disappear. The account simply transitions from a home-buying tool into a retirement-planning tool.

That optionality is one of the FHSA’s most underrated features — especially for younger buyers whose plans may evolve.

It’s A Tool, Not a Shortcut

The FHSA doesn’t replace discipline, income, or patience. But for buyers who plan early — and use it intentionally — it can meaningfully lower the barrier to entry.

In a city like Toronto, where every dollar of after‑tax income matters, using the right accounts in the right order can shave years off the buying timeline. The challenge isn’t knowing that the FHSA exists — it’s knowing when to open it, how to fund it, and how it fits alongside RRSPs, TFSAs, and real market pricing.

If you’re a first‑time buyer trying to map out your next move — whether that’s buying this year or planning two to five years out — this is exactly the stage where a bit of upfront strategy pays off.

We’re always happy to walk through how the FHSA fits into your broader buying plan, and how it connects to what’s actually happening in Toronto’s market today.

Feb 04

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January 2026 Real Estate Market Update

By Mark Savel Monthly Market Updates

A Cold and Cautious Start to 2026

January is always a difficult month to read too much into — and January 2026 came with a few extra asterisks. In addition to the usual post‑holiday slowdown, Toronto experienced two significant snowfalls and extended stretches of freezing temperatures which resulted in fewer showings and delayed listings.

With that in mind, January should be viewed less as a verdict on the year ahead and more as an early signal of how buyers and sellers are behaving under current conditions.

The January 2026 Snapshot

Sales across the Toronto market totalled 3,082 transactions in January, reflecting a year‑over‑year decline. New listings came in at 10,774, also down compared to last January, while active listings remained elevated at 17,975.

The average selling price finished the month at $973,289, down year‑over‑year (the time we saw a monthly average this low was November 2023 – cue the headlines), while average days on market stretched to 67 days — a noticeable increase that reinforces the slower pace of decision‑making across the market.

Sales & Inventory: Supply Still Setting the Pace

Sales softened again in January, but seasonality, affordability pressures, and weather all played a role. What’s more telling is that inventory remains relatively high for this time of year, keeping buyers firmly in control of timing and negotiations.

The increase in average days on market reinforces that point. Homes are taking longer to sell not because buyers aren’t looking, but because they’re willing to wait — and often pass — unless pricing and presentation align.

For buyers, this environment continues to offer leverage. For sellers, the margin for error on pricing is thinner than it’s been in years!

Market Breakdown by Property Type

Detached Homes

Detached homes recorded 290 sales in January, with an average selling price of $1,541,791. While sales volumes were softer compared to last January, pricing proved more resilient than in other segments. End‑users continue to dominate this category, particularly in established neighbourhoods where long‑term value remains the priority.

Buyers are taking their time and negotiating harder, especially on homes that need work. Sellers who priced realistically and prepared their homes well were still able to transact, while aspirational pricing struggled to gain traction — and in some cases, attracted no showings at all.

Semi‑Detached Homes

Semi‑detached homes saw 96 sales in January, with an average selling price of $1,146,188. This segment remained one of the more stable areas of the market, supported by move‑up buyers and families seeking freehold ownership without detached‑home pricing.

That said, stability does not mean immunity. Buyers are still value‑driven, and pricing accuracy matters. Well‑located semis continue to perform best, while over‑priced listings face longer market times.

Townhouses

Townhouses posted 113 sales in January, with an average selling price of $876,585. Sales were softer relative to both semis and detached homes, reflecting buyer hesitation and increased comparison shopping across property types.

For buyers, this has translated into increased choice and negotiating room. For sellers, positioning against both condos below and semis above is increasingly important.

Condo Apartments

Condo apartments accounted for the largest share of total sales in January, with 568 transactions, but they also told the clearest story of price adjustment. The average condo selling price declined to $624,886 — a level not seen since January 2021.

Investor hesitation, higher carrying costs, and financing conditions continue to weigh on this segment. At the same time, end‑users are finding more selection and leverage than they’ve had in years.

For buyers, this remains the most opportunity‑rich segment of the market. For sellers, patience or sharp pricing is required — rarely both.

Economic & Rate Backdrop

The Bank of Canada held its overnight rate steady in January, maintaining the current borrowing environment. However, several major banks are forecasting the possibility of rate increases later in 2026.

That expectation alone is influencing behaviour. Buyers are factoring future affordability into decisions today, while sellers are adjusting expectations based on what financing may look like later in the year.

Rates may not be moving — but expectations are.

What January Sets Up for the Months Ahead

January rarely sets the tone for the full year, but it does reveal behaviour. As weather improves and spring approaches, February and March will be far more telling.

Key indicators to watch include:

Whether sales volume begins to accelerate
How quickly new listings are absorbed
Whether condo inventory continues to build

A shift in any of these areas would signal a change in leverage.

Bottom Line

January 2026 delivered a market that rewards realism. Buyers have time and choice, but the best opportunities won’t last indefinitely. Sellers can still succeed — but strategy, pricing, and preparation matter more than optimism.

If you’re thinking about buying or selling in the year ahead, understanding how these conditions affect your specific property type and neighbourhood is key. We help clients make sense of the data, set realistic expectations, and move with confidence — whether that means acting quickly or waiting for the right moment.

If you’d like to talk through your plans for 2026, we’re always happy to help… send us a message below!

Feb 03

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774–782 Marlee Avenue: What’s Being Proposed

By Mark Savel Development Applications

Marlee Avenue continues to be one of those corridors where Toronto’s long-term planning goals are becoming increasingly visible on the ground. What was once a collection of low-rise homes and modest apartment buildings is steadily giving way to larger, transit-oriented residential projects — each one reshaping how density is accommodated outside the downtown core.

The proposal at 774–782 Marlee Avenue is a clear example of that evolution. After several rounds of review and refinement, the application has returned to the City as a taller (24 storey), more intensive development than earlier versions. Below, we break down where the site is, what’s being proposed today, how the project evolved through resubmission, and why it matters for the broader Marlee corridor.

Where Is the Site and What’s There Today?

The subject site spans 774, 776, 778, 780 and 782 Marlee Avenue, forming a consolidated mid-block assembly along one of North York’s increasingly active arterial corridors. Marlee Avenue has long functioned as a connective spine between Eglinton West and Lawrence Avenue West, and in recent years it has become a focal point for tall-building residential intensification tied closely to transit access.

Today, the properties are occupied by low-rise residential buildings that reflect an earlier era of development—uses that are increasingly difficult to sustain on a corridor designated for growth. The lot assembly allows for a more comprehensive redevelopment approach, replacing fragmented buildings with a single, coordinated project that can better address streetscape, access, landscaping, and servicing in one move.

From a planning perspective, this stretch of Marlee sits within an area where the City has been clear about its intent: modest density along major roads, close to transit, delivered in a built form that transitions appropriately to surrounding neighbourhoods.

What Is Being Proposed?

The application proposes a new tall-building residential building designed to intensify the site while maintaining a strong relationship with Marlee Avenue at grade. The development is residential in nature, with a built form that steps and massing intended to balance increased density with pedestrian comfort along the street.

At a high level, the proposal replaces the existing low-rise structures with a purpose-built residential building that incorporates:

A consistent streetwall along Marlee Avenue
Residential units above a carefully designed ground floor
Below-grade parking and servicing
Landscaped areas that address both public and private realms

The design reflects a familiar planning pattern along Toronto’s avenues: adding housing supply where infrastructure already exists, while improving the public edge through widened sidewalks, new trees, and clearer pedestrian routes.

What Changed in the Resubmission?

Like many applications along major corridors, this project went through a detailed review process that resulted in a comprehensive resubmission. The updated materials respond directly to City comments and refine the proposal across several key areas.

One of the most notable shifts relates to transportation and mobility. The resubmission strengthens the Transportation Demand Management strategy, including dedicated car-share spaces, enhanced bicycle facilities, real-time transit information in the lobby, and commitments around PRESTO card incentives for residents. These measures reflect the City’s broader push to reduce auto dependency for sites located close to rapid transit.

The landscape strategy was also meaningfully revised. Updated drawings increase soil volumes, reconfigure tree planting along the Marlee frontage, and improve long-term tree viability by consolidating planting areas and reducing hard surfaces within tree protection zones. In plain terms: fewer decorative planters, more real trees with enough soil to survive.

From a technical standpoint, the resubmission tightens up driveway geometry, curb cuts, sidewalk widths, and right-of-way conveyances to meet City standards. These changes don’t dramatically alter how the building looks, but they materially improve how the site functions day-to-day for pedestrians, cyclists, and vehicles.

Transportation, Transit, and the Marlee Corridor

One of the strongest planning arguments for this proposal is its location. Marlee Avenue is well-served by transit and sits within walking distance of higher-order routes, making it an ideal candidate for residential density without a proportional increase in car traffic.

The project leans into this reality. Parking is provided, but not over-supplied. Instead, the application emphasizes cycling infrastructure, transit incentives, and shared mobility options. This approach aligns with how newer developments across the city are being evaluated—less focus on how many cars a building can store, and more attention on how people actually move through the city.

For the corridor itself, this kind of development helps reinforce Marlee’s gradual shift from an auto-oriented street toward a more balanced, pedestrian-friendly environment.

How This Fits Into the Bigger Planning Picture

With the current resubmission, the proposal at 774–782 Marlee Avenue should now be understood as part of the City’s tall-building intensification strategy along major corridors, rather than a traditional mid-rise avenue project.

Marlee Avenue already contains a number of existing and approved apartment towers, particularly closer to Lawrence Avenue West. In that context, the shift toward greater height on this site reflects a planning logic the City has increasingly supported: concentrating density on wide arterial roads with transit access, while preserving lower-rise residential areas behind them.

Rather than representing a sudden or isolated jump in scale, the 24-storey proposal aligns with the evolving built form pattern along Marlee, where taller buildings are gradually becoming the dominant typology.

How This Evolved From Mid-Rise to Tall Building

Earlier iterations of the proposal explored a more conventional mid-rise form. Through the review process, however, City feedback and technical analysis pushed the project in a different direction.

Key factors behind that evolution include:

Lot depth and frontage: The assembled site is large enough to accommodate a taller building while still meeting tower separation, stepback, and sky view requirements.
Transit proximity: Strong access to TTC routes supported a more intensive use of the site with reduced parking reliance.
Unit efficiency: Moving vertically allowed the project to deliver a similar amount of floor area and housing supply with a smaller building footprint at grade.
Public realm improvements: A taller form enabled wider sidewalks, tree planting, and clearer pedestrian zones along Marlee Avenue.

From a planning standpoint, this kind of evolution is common. Projects often begin as mid-rise concepts and transition to tall-building forms once massing studies demonstrate that additional height can be accommodated responsibly.

Community Impacts to Watch

As the application moves forward, there are a few areas residents and observers will naturally keep an eye on.

Construction timing and logistics will matter, particularly given the site’s proximity to existing homes and community amenities. Tree protection and post-construction landscaping will also be important, as the success of the public realm improvements depends heavily on how well those elements are executed, not just how they’re drawn.

There’s also the question of how added residential density translates into daily street life—more foot traffic, more local spending, and a gradual shift in how Marlee Avenue is experienced at different times of day.

What Happens Next?

The application continues through the City’s review and approvals process, with further refinement expected at the site plan stage. From here, the focus typically shifts toward implementation details: final materials, construction sequencing, and conditions tied to servicing, landscaping, and public realm works.

While timelines can vary, projects at this stage are generally moving closer to realization rather than rethinking fundamentals.

Why This Matters for Buyers, Renters, and Neighbours

Planning applications like this don’t just shape skylines—they influence housing choice, rental supply, and neighbourhood evolution over time. For renters, purpose-built projects along transit corridors can introduce new options outside the downtown core. For buyers and homeowners nearby, understanding what’s coming helps frame long-term expectations around change.

If you’re curious how current and upcoming development along Marlee Avenue may affect buying or selling decisions, we’re always happy to talk through the bigger picture.

Feb 02

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Condo Window Condensation in Toronto Winters

By Mark Savel Advice For Buyers, Advice For Sellers, Toronto

Every winter, condo owners across Toronto notice the same thing: moisture forming on the inside of their windows. Sometimes it’s a light film. Other times it’s beads of water collecting along the frame or pooling at the corners.

The immediate reaction is often concern — are the windows failing, is there a building issue, or is something wrong with the unit? In reality, winter window condensation is one of the most common cold-weather conditions in condos, and in many cases, it’s a predictable result of how modern buildings, windows, and indoor air behave during colder months.

Understanding what’s normal, what isn’t, and what you can control goes a long way in preventing damage and unnecessary stress.

What Causes Condensation on Condo Windows in Winter

Condensation occurs when warm, moisture-filled indoor air comes into contact with a cold surface. In winter, your window glass and frames are often the coldest surfaces in your unit. When humid air hits that cold surface, moisture drops out of the air and turns into water.

Condo buildings tend to amplify this effect for a few reasons:

Large expanses of glass are common in modern designs
Aluminum window frames conduct cold more readily than other materials
Condos are built to be relatively airtight, which limits natural moisture escape

The colder it gets outside, the colder the interior surface of the window becomes — increasing the likelihood of condensation forming.

Is Condensation on Condo Windows Normal?

In short: yes, some condensation in winter is normal.

Seeing moisture on windows during cold snaps does not automatically mean your windows are defective or that there’s a construction issue. In fact, newer and more energy-efficient buildings can experience condensation more frequently because they trap warm, humid air more effectively than older, draftier structures.

That said, there’s an important distinction between occasional condensation that clears and persistent moisture that lingers or worsens.

Why Some Condo Units Experience It More Than Others

Not all condo units experience condensation the same way. Several factors influence how much moisture shows up on windows:

Window orientation: North-facing units tend to have colder glass due to limited sun exposure
Floor level: Lower floors can be more sensitive to ventilation disruptions
Window type: Sliding windows often show condensation along tracks and frames
Air circulation: Units with restricted airflow see moisture accumulate faster

This is why it’s common to hear multiple owners in the same stack or orientation report similar issues.

The Role of Humidity — What Condo Owners Often Miss

Relative humidity is the single biggest driver of condensation in winter.

Many condo owners aim for a “comfortable” humidity level year-round, not realizing that acceptable indoor humidity must drop as outdoor temperatures fall. What feels comfortable at 0°C outside may be far too high during a -15°C cold snap.

As a general guideline, indoor humidity targets should drop as outdoor temperatures fall:

Outdoor Temperature	Recommended Indoor Humidity Range
Around 0°C	35–45%
Around -10°C	30–40%
Around -20°C	15–30%

These ranges reflect typical condo window performance in winter and help reduce the risk of condensation forming on glass and frames.

Everyday Activities That Quietly Increase Condensation

Many of the biggest contributors to winter condensation are everyday activities that don’t feel excessive on their own. Long hot showers, frequent cooking, running laundry, or using a dryer all add moisture to the air. Humidifiers set a little too high and multiple houseplants — especially when placed near windows — can further increase localized humidity.

Even layout choices matter. Furniture, blinds, or curtains positioned tight to glass restrict warm air from circulating across window surfaces, allowing the glass to stay colder and encouraging moisture to form. Over time, these small contributors can combine to push indoor humidity past safe winter levels.

Ventilation Matters More Than Most Owners Realize

Ventilation plays a critical role in managing moisture.

Bathroom and kitchen exhaust fans aren’t just for odours — they remove humidity. In winter, fans often need to run much longer than expected. It can take hours after a shower for moisture levels to return to baseline.

Make-up air supplied through corridors also matters. That dry winter air helps flush moisture from your suite. Sealing suite doors or blocking airflow can unintentionally trap humidity inside.

When Condensation Becomes a Real Problem

Condensation deserves closer attention when it becomes persistent or starts causing secondary issues. Moisture that continues even after humidity has been reduced, regular pooling or dripping water, staining on frames or drywall, or recurring mold growth are all signs that something more than seasonal condensation may be happening.

Issues that worsen during ventilation outages or appear to affect finishes, window assemblies, or neighbouring units often point to air-balance or ventilation concerns rather than simple lifestyle-related moisture.

Practical Steps Condo Owners Can Take Right Now

The most effective approach is consistent, measured adjustment rather than drastic changes. Monitoring indoor humidity with a reliable hygrometer allows owners to respond as outdoor temperatures fluctuate. Using bathroom and kitchen exhaust fans during — and well after — moisture-producing activities helps remove humidity before it can settle on cold surfaces.

Keeping windows unobstructed, avoiding plants or furniture tight to glass, and opening blinds during the day allows warm air to circulate and encourages evaporation. When condensation does appear, wiping it away promptly helps prevent staining, deterioration, and mold growth.

When to Involve Property Management

Property management should be involved when condensation persists despite reasonable humidity control or begins to show patterns beyond a single unit. Issues that appear across multiple floors, stacks, or during known ventilation disruptions suggest a building-level concern rather than an isolated lifestyle issue.

Providing clear documentation — including timing, outdoor temperatures, humidity readings, and photos — helps management and HVAC professionals determine whether ventilation, air balance, or system performance requires attention.

What Condo Owners Should Take Away

Winter window condensation is common in Toronto condos, especially during prolonged cold weather. In most cases, it comes down to managing the balance between indoor humidity, temperature, and ventilation — not failing windows or poor construction.

Knowing what’s normal, adjusting habits as temperatures change, and acting early when moisture becomes persistent can help protect your unit, finishes, and long-term value.

If you’re actively thinking about buying, selling, or upgrading within the condo market, it’s also worth understanding how building performance, ventilation, and maintenance can differ from one property to the next.

Looking for your next place? Explore a few of the neighbourhoods we specialize in and see what’s available across Toronto — and if you have questions about how a building actually lives day-to-day, we’re always happy to talk it through.