Advice For Buyers | TorontoLivings - Toronto Real Estate

Jun 20

The Best Downtown Toronto Dog Parks for Condo Dwellers (and Their Lucky Pups)

By Mark Savel Advice For Buyers

Life with a Dog in a Downtown Toronto Condo

Living in a Toronto condo comes with perks—walkable neighbourhoods, skyline views, and unbeatable convenience. But for dog owners, space can be tight. That’s where the city’s growing collection of downtown dog parks steps in to save the day.

These green spaces give pups room to roam, sniff, and socialize—off-leash and out in the fresh air. Whether you’re working with a balcony-sized backyard or just looking to avoid hallway accidents, here’s where condo owners (and their four-legged sidekicks) can go to stretch those legs.

Waterworks Dog Park – Urban Heritage Meets Canine Convenience

Where it is

505 Richmond St. W., beside the Waterworks Residences in King West.

What makes it special

The Waterworks Dog Run is a fenced turf oasis with a striking industrial backdrop. Clean, safe, and easy to access, it’s ideal for condo dwellers who want a no-fuss place to let their dog off-leash. The best part? You’re steps from the Waterworks Food Hall, the Ace Hotel, and a full YMCA—so you can tag on errands (or brunch) with ease.

Berczy Park – Toronto’s Most Instagrammable Dog Park

Where it is

Wellington & Scott St., in the heart of the St. Lawrence Market district.

What makes it special

No full off-leash zone here, but Berczy Park is still a favourite for dog lovers. Its whimsical centrepiece—a fountain with 27 bronze dog statues and one sly cat—makes for great photo ops. There’s a doggie drinking trough, mature trees for shade, and a calm, well-landscaped vibe. Ideal for mellow strolls or puppy meetups.

More Dog Parks Worth Sniffing Out

Clarence Square Park

Location: Front & Spadina
Why it works: Fully fenced with a pea-gravel base (a lifesaver on rainy days), and two fountains for thirsty pups. It’s smaller, quieter, and great for dogs who get overwhelmed in big crowds.

David Crombie Park

Location: The Esplanade near Berkeley St.
Why it’s unique: A fenced zone nestled in a residential pocket. It features playful murals and plenty of shade. It’s often less busy than bigger parks, but still social.

Allan Gardens

Location: Carlton & Jarvis
Unique perks: Fully enclosed with a double-gate entry—great for leash transitions. Surrounded by historic architecture and trees, it’s a peaceful escape in the heart of the city.

Grange Park

Location: Beside the AGO, near Beverley & Dundas
Stand-out feature: A tidy urban park with an off-leash area, modern benches, and plenty of nearby attractions. Great for art lovers and leash-friendly pups.

St. Andrew’s Playground

Location: Adelaide & Brant
Best for: Quick potty breaks or post-lunch fetch sessions. Small fenced section with a water fountain. Very walkable for condo residents near the Fashion District.

Ramsden Park

Location: Yonge & Pears (just north of Rosedale subway)
Perks: After a major renovation, Ramsden is now a destination park. You’ll find large green spaces, a fresh off-leash zone, and community energy that makes weekend mornings feel like a block party—for dogs.

Tips for Downtown Dog Owners

When to Go

Try early mornings or evenings to dodge crowds.
Avoid peak hours if your pup is shy or reactive.

What to Bring

Water bottle, poop bags, towel for muddy paws.
Treats and leash in case you’re near a non-designated area.

Urban Dog Etiquette

Scoop the poop. Always.
Check signage—some parks change rules seasonally.
Be aware of dogs in shared condo elevators, hallways, and lobbies.

Pro Tip

Join a local dog group for updates, meetups, and emergency petsitting backups.

Final Woof

Just because you live in a condo doesn’t mean your dog has to sacrifice playtime, fresh air, or fun. Toronto’s downtown dog park scene is thriving—and full of hidden gems for sniffing, socializing, and even Instagramming.

Take the scenic route home tonight. Your dog will thank you.

Jun 19

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Tridel Takes Over The One – What’s Next for Toronto’s Tallest Condo?

By Mark Savel Advice For Buyers, Toronto

The Saga of The One: A Quick Recap

Once envisioned as a skyline-defining supertower, The One at 1 Bloor West has had anything but a smooth journey. First launched by Mizrahi Developments, the 85-storey skyscraper was pitched as Canada’s tallest residential building—a bold blend of engineering ambition and luxury living. But behind the glass and steel façade was a tangle of delays, financial missteps, and court filings.

As of early 2025, the project had stalled under the weight of creditor protection and management uncertainty. Buyers were left waiting, investors wary, and the site—though towering—was unfinished.

Enter Tridel – A Trusted Name in Toronto Real Estate

Now, the tide is turning. As of May 1, 2025, Tridel has officially taken the reins. The court-appointed monitor, Alvarez & Marsal, selected Tridel to act as development manager, construction lead, and sales partner for The One, replacing Mizrahi and its contractors.

For many, this news came as a relief. Tridel isn’t just another builder—they’re a Toronto institution. With 90,000 homes delivered over 90 years, their track record brings a much-needed sense of stability to a project that desperately needed it.

Through its affiliated firms (Deltera and Del Realty), Tridel is now steering the ship toward completion—with eyes set on restoring trust and momentum.

Construction, Sales, and the Road Ahead

So where do things stand now?

Construction-wise, The One has made significant progress. The concrete structure has reached the 81st floor, and the iconic curtain wall has climbed to level 58. The building will top out at 85 storeys (approximately 308.6 metres), making it the tallest residential tower in Canada.

Tridel is aiming for substantial completion by late 2026, with occupancy projected for early 2028.

Notably, the suite count has been revised once again. From an initial 415 to 503 under the receiver—and now to 476 units—Tridel is reworking layouts to reflect modern buyer expectations without compromising luxury.

And what about the luxury Andaz hotel that was supposed to anchor the lower floors? That deal is off. Tridel and its leasing partner JLL are actively courting new hotel and retail operators to fill the space, ensuring the tower lives up to its mixed-use promise.

What Tridel’s Takeover Means for Buyers

One of the biggest hurdles with The One was buyer confidence. With Mizrahi’s insolvency came fears around delivery, quality, and warranty coverage. Tridel’s takeover changes that.

Because Tridel is now managing the sales program under its Del Realty arm, suites at The One are once again eligible for Tarion warranty protection—a critical factor for cautious buyers.

For those watching from the sidelines, this move signals a return to credibility. The drama may have hurt the brand, but with Tridel at the helm, interest is already picking up.

Buyers who once walked away are circling back. Agents are talking. And if construction continues on schedule, 1 Bloor West might still become the landmark it was meant to be.

Buy Better with Our Team if you’re considering a unit in this revitalized tower—we’re tracking every twist and turn so our clients don’t have to.

Will The One Finally Live Up to the Hype?

While the story isn’t over, the narrative has definitely shifted. The excitement around Tridel’s takeover is more than just relief—it’s renewed hope.

Of course, big questions remain. Who will fill the retail and hotel space? Will ultra-luxury buyers return in force amid market softness? Can Tridel balance visionary architecture with practical delivery?

Time will tell. But for now, optimism is back on the menu—and The One is no longer a question mark, but a comeback story in progress.

Thinking about purchasing a unit at The One? Contact us or send us a message below to learn more about current availability and how we can help you navigate this exciting opportunity.

Jun 18

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What Happens on Closing Day? A Guide for Toronto Real Estate Buyers

By Joey Virgilio Advice For Buyers

Why Closing Day Matters

For buyers in Toronto, closing day isn’t just the day you get your keys—it’s the official transfer of ownership, money, and responsibility. From final signatures to title registration, a lot happens behind the scenes. We’re here to make sure none of it feels overwhelming.

Coordinated Team Effort: Lawyers, Mortgage Brokers & More

Our job doesn’t end once the deal is signed. Long before closing day, we help align all parties involved:

Lawyers receive the Agreement of Purchase and Sale, your ID, and mortgage instructions so they can prepare legal documents.
Mortgage brokers ensure your financing is locked in, and funds are ready to be wired or drafted.
Insurance providers issue home insurance and, if required, title insurance.

We make sure everyone—from your lender to your lawyer—is speaking the same language and working on the same timeline.

Buyer Prep: What You’ll Need Before Closing Day

We walk our buyers through a pre-closing checklist to avoid last-minute scrambles:

Schedule a final walk-through to confirm the property is in agreed-upon condition
Arrange utilities transfer for water, gas, and electricity
Secure home insurance and send proof to your lawyer
Obtain a bank draft or arrange a wire transfer for your remaining down payment and closing costs

We also remind clients to keep ID handy and accessible, as lawyers will require two valid forms.

On Closing Day: How We Guide You

On the big day, your lawyer receives the funds from your lender and coordinates title transfer with the seller’s lawyer. Once that’s done, title is officially registered in your name.

Behind the scenes, we’re checking in with your lawyer and mortgage broker throughout the day to confirm:

Money is transferred and received
Title is registered with no red flags
Keys are released for pickup (usually via lockbox or lawyer’s office)

If something goes sideways—delays, missing documents, wire issues—we’re the ones making the calls and pushing things forward.

Post-Closing Support: What Happens After You Get the Keys

After closing, we don’t disappear. Our post-closing support includes:

Key pickup help (especially for out-of-town buyers)
Advice on movers and elevator booking if it’s a condo
Homeownership checklist: Test appliances, check mail delivery, register warranties
30-day check-in: If questions come up, we’re still in your corner

Why Our Process Makes a Difference

When buyers tell us closing day was “shockingly smooth,” we take it as the highest compliment. That’s the result of constant coordination, thoughtful reminders, and knowing who to call when things get bumpy.

Whether it’s your first home or your fifth, our team is committed to making sure you walk into your new place feeling confident—and not carrying chaos.

Buying a home in Toronto is complex. We just make it feel simple.

Jun 17

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Toronto Real Estate Offer Strategy: How Our Buyers Stay One Step Ahead

By Joey Virgilio Advice For Buyers

Why Preparation Wins in Toronto Real Estate

In Toronto’s ever-evolving market, winning an offer isn’t always about throwing down the biggest number. It’s about knowing the playing field — and showing up ready. That’s where we come in. From the first discovery call to offer night, we prep our buyers to write strong, thoughtful offers that give them the edge — whether the home’s been on the market five days or five months.

Getting the Numbers Right: Price Strategy

Coming up with the right offer price is both an art and a science. We help our buyers:

Analyze comparable sales (not just list prices)
Understand the seller’s motivation (vacant, tenanted, power of sale, etc.)
Distinguish between market value and emotional value

Sometimes, winning means going over asking. Other times, it means standing firm with confidence. Like that time our client landed a downtown condo under asking — because we knew it was overpriced and sat on the market too long. Right data, right result.

The Deposit: Show You’re Serious

A solid deposit sends a message: you’re committed. In Toronto, that usually means 5% of the purchase price, delivered within 24 hours of acceptance (or with the offer, in competitive cases).

We advise our buyers to:

Have certified funds or a bank draft ready
Know the seller’s expectations in advance
Be prepared to act fast — speed matters

Planning to offer on a weekend? Line up the deposit before Friday.

Learn More: Mortgage Prep 101

Conditions That Protect You

Conditions aren’t just fine print — they’re your safety net. We help tailor each offer to balance protection and appeal. Here are some we commonly include:

Financing condition (usually 3–5 business days)
Home inspection clause (especially in older homes. 3-5 business days) Also, check out our article on: 5 Smart Inspection Checkpoints Every Toronto Homebuyer Should Spot
Status certificate review for condos (2 days for lawyer to review)

Closing Dates That Work for Everyone

What’s the right closing date? The one that works for both sides.

We coordinate:

Your ideal move-in timeline
The seller’s needs (e.g., buying another property)
Any bridge financing or sale of your current home

A little flexibility can go a long way — especially if you’re up against another offer with rigid terms.

Smart Clauses You’ll Want in Your Offer

Beyond price and conditions, we use protective clauses to avoid post-sale surprises. Examples include:

Inclusions and exclusions (e.g., washer/dryer stays; chandelier goes)
“As-is” clauses for older appliances
Vacant possession language when a property is tenanted
Representations and warranties on key features (roof, HVAC, etc.)

These clauses protect your future and keep everyone honest.

Final Prep: What to Have Ready Before Offer Night

Before we even draft your offer, we make sure you’ve got:

Pre-approval letter from your lender
Deposit funds in-hand (or in reach)
ID and legal contacts sorted
A clear sense of your maximum budget and emotional walkaway point

We prep not just the paperwork — but the mindset. Because sometimes, walking away is the power move.

Let’s Make Your Offer Stand Out

Every offer we write is customized to the property, the seller, and most importantly — you. Whether it’s your first home or your forever one, we’re here to make sure your offer is the one that gets the yes.

Thinking of buying? Let’s talk strategy — and make sure you’re ready when the right home hits the market.

Jun 16

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No Time Wasters: Touring Toronto Real Estate the Smart Way

By Joey Virgilio Advice For Buyers

We Don’t Just Book Showings—We Curate Them

Every showing should bring you closer to the right home—not just burn another hour in traffic. That’s why our approach to touring is strategic from the jump. We don’t line up a dozen random listings just to fill a Saturday. Instead, we work backwards from your wishlist, your must-haves, and your budget to ensure each home we view is worth your time.

We also make sure the properties we tour are financially realistic. That means no homes $100K over budget “just to compare.” If it doesn’t make sense on paper, it won’t be on the schedule. Our buyers appreciate that we protect their energy and momentum. Especially in fast-moving markets, clarity is everything.

Curious how we tailor the whole experience? Here’s how we help you Buy Better.

Matching Listings to More Than Just a Price Point

Price is only part of the puzzle. We look beyond the numbers to find homes that match your lifestyle, needs, and future plans. That might mean:

A walkable neighbourhood near your office or daycare
Extra space for a growing family or home office
A building with solid financials and a healthy reserve fund

We combine your personal criteria with on-the-ground data to narrow down the best matches. That includes:

Reviewing neighbourhood sales activity
Flagging listings with strong potential or red flags
Applying insider insight from past showings, inspections, and renovations we’ve seen

Sometimes a property looks great online but tells a different story in person. Our job is to filter out the noise and surface the listings that check the right boxes. Think of us as your real estate matchmakers—we’re not swiping on just anything.

On Tour: What Our Showings Actually Look Like

Whether we’re walking through a detached home, a stacked town, or a downtown loft, our goal is the same: to get a clear, realistic sense of the property’s strengths and any possible dealbreakers. Touring condos comes with its own checklist—we look closely at the building’s condition, the amenities, hallway and elevator wear, and even the friendliness of front desk staff. We also review maintenance fees and ask key questions about what’s included.

When you tour with us, it’s not a passive walk-through. It’s a working session. We’ll be pointing out things like:

Sloping floors or wall cracks (signs of structural issues)
Electrical or plumbing inconsistencies
Whether renovations were likely done without permits
What to expect in terms of potential costs or maintenance

We aim to balance honest feedback with opportunity spotting. For example, we once toured a home where a wall had clearly been removed, but there were no permits filed with the city. That detail saved our client from a risky purchase—and that’s exactly the kind of diligence we bring to every tour.

On the flip side, we’ve also walked into overlooked listings that turned out to be diamonds in the rough. A place with dated finishes but good bones, or a listing that sat too long on the market due to poor staging. We help you see past surface-level distractions to uncover value.

Touring Like a Pro—How to Prepare

Touring multiple homes in a day? It can feel like a marathon. Here are some smart tips to make the process smoother:

Wear easy-off shoes (you’ll be taking them off a lot!)
Pack a light snack and water—especially on multi-stop tours
Bring your phone for notes and photos
Dress in layers—Toronto weather can flip fast, and so can indoor temps
Charge your phone beforehand—you’ll want a full battery for maps, notes, and photos

Let’s Make the Most of Your Time

Our goal? To make every showing count. Touring with us means getting expert insights, clear feedback, and the confidence to know whether a home is right—or not worth the second look. We want you to walk away from a day of showings feeling informed and empowered, not overwhelmed.

We treat your time like it’s our own, and we bring the same energy whether you’re seeing your first place or your forever home.

Ready to tour smarter? Sign up for market updates or send us a note below to start the process!

Jun 15

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Aerial view of Seattle neighborhood, Washington, United States

Where Should You Live in Toronto? Our Neighbourhood Matching Process Explained

By Joey Virgilio Advice For Buyers

Choosing a neighbourhood is more important than choosing a house.

Sounds bold, but we mean it. You can renovate a kitchen—changing your neighbours, commute, or school zone? Not so easy.

That’s why our approach to neighbourhood matchmaking is part art, part algorithm, and entirely personal. Here’s how we help Toronto buyers zero in on a community that fits like a glove.

Step 1: Discover Your Lifestyle Profile

Toronto isn’t a one-size-fits-all city. It’s a mosaic of micro‑neighbourhoods, each with its own rhythm. So we start with the big question:

Who are you—and what kind of daily life do you want?

Some common profiles:

Family-focused: You’re after schools, playgrounds, and quiet streets. Think Leaside, The Beaches, or Leslieville.
Urban professionals: You want transit, restaurants, and culture at your doorstep. King West, Liberty Village, or the Annex might be your match.
Creative & social: You crave character homes, indie coffee, and a local art scene. Hello, Cabbagetown, Ossington, or Roncesvalles.

We talk about lifestyle first so that budget and bedrooms don’t blindside what really matters: how you want to live.

Step 2: Set Your Priorities (And Rank Them!)

Everyone says “location matters,” but what in the location actually matters to you?

We guide you through a priority ladder:

Transit & commute: Do you need a short subway ride to work—or will you be working from home with the occasional GO train?
Schools & parks: If you have kids (or plan to), we’ll walk you through top-performing school zones and family-friendly pockets.
Culture & community: Love farmer’s markets? Prefer quiet, tree-lined streets? Crave restaurant row? We take it all into account.

No one neighbourhood wins on everything. But by identifying your top 2–3 must-haves, we can narrow the field.

Step 3: Match Housing Type to Budget

Let’s talk real estate realities. Toronto’s housing inventory is diverse—but so are the price tags.

Condos & Lofts: Most common in Liberty Village, Downtown Core, or along the waterfront.
Semis & Townhomes: You’ll find these sprinkled through Leslieville, Dufferin Grove, and Danforth East.
Detached & Luxury: If character homes or top-tier finishes are on your list, think Forest Hill, The Annex, or Rosedale.

Real Life Situation: A first-time buyer looking for a modern 1-bed near nightlife might land in Liberty Village. A growing family? They may stretch to East York or Davisville for more space and schools.

Step 4: Future-Proof Your Move

Real estate isn’t just about today. It’s also about where a neighbourhood is heading. We help you evaluate:

Upcoming infrastructure: Like the Ontario Line or new transit hubs.
Local development plans: Is that quiet street about to get a new condo tower?
Resale & rental outlook: Are you planting roots—or thinking investment?

By factoring in long-term trajectory, we match you with neighbourhoods that make sense today and tomorrow.

Real Clients, Real Matches

Here’s how it plays out in real life:

Alex & Priya were busy professionals who wanted walkability, nightlife, and a short commute. We placed them in a 1+den in Liberty Village—close to restaurants, the GO station, and their spin studio.
The Bains family had a toddler and another on the way. School rankings and parks were non-negotiable. After a few tours, Leaside won out for its kid-friendly vibe, top public schools, and backyard potential.
Margaret, an empty-nester downsizing from North York, wanted charm, character, and a strong sense of community. She’s now happily settled in a Victorian in Cabbagetown, within walking distance of Riverdale Farm.

How Our Matchmaking Works

Here’s our typical process:

Discovery Call – You tell us your lifestyle, goals, and wishlist.
Neighbourhood Shortlist – We build a curated list based on our deep Toronto knowledge.
Tour Time – We show you homes and hoods side-by-side.
Refine & Decide – We adjust based on what feels right in person.

It’s not just about real estate. It’s about real life.

Let’s Find Your Fit

The right home starts with the right neighbourhood. We’ll help you explore, compare, and commit with confidence.

Your next chapter starts with a map—and we know it by heart.

Leave us a message below to get started

Jun 14

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Planning to Buy in Toronto? Here’s How to Prepare for a Mortgage

By Joey Virgilio Advice For Buyers

Getting a mortgage might not be the most exciting part of buying a home in Toronto—but it is one of the most important. A solid mortgage plan gives you clarity, confidence, and a serious leg up when it’s time to make an offer.

At Toronto Livings, we make sure our buyers don’t go in blind. That means connecting you early with trusted mortgage professionals, mapping out a realistic budget, locking in your pre-approval, and exploring all financing options that might be available to you. Here’s how the process works, and how we help every step of the way.

Why Mortgage Prep Comes Before the House Hunt

In Toronto’s competitive market, sellers want to know you’re serious—and that starts with having a pre-approval in hand. Beyond that, knowing what you can really afford (versus what a lender might approve you for) protects you from overextending and sets you up for long-term success.

It also helps narrow your home search from the start. With a clear understanding of your budget, you can focus your energy on properties that are actually within reach—saving time, emotional energy, and potential disappointment.

A calculator and several colored houses. The concept of buying a home on credit or a mortgage

Step 1 – Get Connected with a Mortgage Pro

What We Do for Our Clients

We work with a network of experienced mortgage brokers and bank reps who know the ins and outs of the Toronto market. Once we understand your goals, we’ll refer you to a pro who can walk you through options tailored to your financial picture.

Our job doesn’t end at the introduction. We stay in touch with both you and your mortgage advisor throughout the process to make sure everything stays aligned with your purchase timeline.

Mortgage Broker vs. Bank: What’s the Difference?

Mortgage brokers shop your application across multiple lenders, including banks, credit unions, and private lenders. That often means better flexibility or terms. Bank mortgage specialists, on the other hand, work with a single institution—which can be convenient if you already bank there. We’ll help you weigh which is the better fit.

Sometimes, our buyers will get pre-approvals from both—just to compare their options and feel confident in their decision.

Step 2 – Know Your Real Budget

Affordability Isn’t Just the Pre-Approval Number

Just because you’re approved for $850,000 doesn’t mean you should spend it. Lenders use ratios like GDS (Gross Debt Service) and TDS (Total Debt Service) to set thresholds, but lifestyle factors matter too. If you’re juggling daycare, car payments, or freelance income, your “real” comfort zone might look different.

Want to run the numbers? This affordability calculator is a great starting point.

We always ask our buyers: What monthly payment feels comfortable? Then we reverse-engineer your price range based on that number—not just the maximum approval.

Factor in Closing Costs and Hidden Expenses

Don’t forget the one-time costs: Toronto’s double land transfer tax, legal fees, title insurance, home inspection, moving expenses… it adds up quickly. We’ll help you estimate these ahead of time so you’re not caught off guard.

Depending on your situation, you might also want to budget for:

CMHC insurance premiums (if putting down less than 20%)
Condo reserve contributions
Immediate renos or furniture purchases

Having a cushion for these extras can make your first year of homeownership far less stressful.

Step 3 – Lock In Your Pre-Approval

What You’ll Need to Provide

Getting pre-approved usually takes a few days, provided you have your docs ready. Here’s a checklist of what most mortgage brokers or lenders will ask for:

Identification

Government-issued photo ID (driver’s license, passport, etc.)

Proof of Income

Recent pay stubs (usually the last two)
A current employment letter stating salary, role, and duration of employment
If self-employed: last 2 years of Notices of Assessment, T1 Generals, and business financials

Proof of Down Payment

Bank statements showing savings
Gift letter if funds are coming from a family member
Investment or RRSP account statements if applicable

Credit Information

Authorization for the lender to pull your credit score
Details of any outstanding loans, credit cards, or lines of credit

Monthly Obligations

Documentation for car loans, student loans, or other recurring debts
Child support or alimony obligations (if applicable)

Gathering these in advance makes your mortgage application smoother—and shows sellers you’re serious.

What a Pre-Approval Actually Means

A pre-approval confirms how much you’re eligible to borrow and can lock in an interest rate for 90–120 days. It isn’t a final approval—but it shows sellers you’re ready to go. And that can make the difference in a multiple-offer situation.

It’s also an excellent gut-check. If the numbers feel tight, we can step back and revisit your strategy before you fall in love with a property that pushes your limits.

Step 4 – Explore Your Financing Options

Insured vs. Uninsured Mortgages

If your down payment is under 20%, your mortgage will need to be insured (usually through CMHC), which adds a premium but allows for lower upfront costs. If you have 20% or more, you avoid the insurance fee—and often get access to better terms.

Each path has pros and cons. We’ll walk you through both so you can decide what works best for your long-term plans.

First-Time Buyer Incentives

If you’re a first-time buyer, don’t overlook programs like the RRSP Home Buyers’ Plan or the First-Time Home Buyer Incentive. These can help stretch your budget, but they come with fine print—we’ll help you understand it.

We’ll also flag less-talked-about programs like land transfer tax rebates and municipal grants when they apply.

What If You’re Buying Before Selling?

If you’re purchasing a new home before your current one sells, you may need bridge financing or a home equity line of credit (HELOC) to make the gap work. We’ll help coordinate with your mortgage pro to keep everything aligned.

Timing matters here—and we’ll build a game plan so you don’t end up juggling two mortgages longer than needed.

How We Make This Easy

We Do the Legwork

From intro calls to follow-ups, we keep you on track and informed. Our goal is to make mortgage prep feel less like a chore and more like a strategic move—because that’s exactly what it is.

We also translate the mortgage lingo, break down the numbers, and advocate for you every step of the way.

Real Buyer Story

Mark once worked with a couple looking in midtown. By connecting them with a mortgage broker early, they discovered a lender willing to count variable freelance income. That pre-approval let us move fast on a listing they loved—and they landed it without overbidding.

They later told us that without that early prep, they probably would’ve hesitated and missed out.

Ready to Get Started?

Mortgage prep isn’t just a checkbox—it’s your foundation. If you’re thinking of buying, let’s talk strategy. We’ll connect you with trusted pros, map out your next steps, and get you ready to buy better. Send us a message below!

Jun 13

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Buying a Home in Toronto? Start with a Discovery Call (Here’s How Ours Work)

By Mark Savel Advice For Buyers

Buying a home in Toronto is thrilling—but let’s be honest, it can also feel overwhelming. Between rising prices, shifting neighbourhood trends, and confusing mortgage rules, knowing where to begin is half the battle. That’s why our first step isn’t a property tour. It’s a conversation.

We call it a discovery call. And here’s exactly what you can expect.

What Is a Real Estate Discovery Call?

A discovery call is a 20- to 30-minute chat where we get to know you—your goals, your budget, and what “home” means to you. There’s no paperwork, no pressure, and no strings attached. Think of it as your chance to pick our brains before diving in.

Why We Start with a Call (Not a Showing)

While it might be tempting to jump straight into open houses, we believe in building a smart foundation first. This helps us:

Save you time
Set realistic expectations
Share valuable local insight upfront

When we understand where you’re coming from, we can help you get where you’re going—faster and with fewer surprises.

Here’s What We Cover on the Call

Your Why: Motivation + Timeline

Are you upsizing for a growing family? Relocating for work? Curious about whether now is the right time? Your “why” gives us direction—and helps us customize your path forward.

Budget & Mortgage Status

We’ll walk through your ideal budget and where you stand with financing. Haven’t spoken to a lender yet? No worries—we can refer trusted mortgage pros to help you run the numbers.

Must-Haves vs Nice-to-Haves

This is where we start turning your Pinterest board into a practical checklist. A balcony, parking, ensuite laundry? Great. We’ll help prioritize what matters most, and what might be flexible.

Quick story: One couple came in convinced they wanted a detached home. After chatting, they realized a hard loft was a better fit—and they couldn’t be happier.

Neighbourhood Talk

Which areas are you considering? The Junction? Midtown? East Danforth? We’ll share the real scoop on each—the vibe, price trends, and pros/cons from people who actually live there.

Education on the Market

We’ll give you a snapshot of what’s happening now: how long homes are sitting, where prices are heading, and what trends to watch. No fluff—just honest, up-to-date advice.

(For a deeper dive, check out our monthly market updates.)

The Buying Process (Simplified)

From first tour to firm offer, we’ll walk you through the whole process in plain language. Including:

What offer conditions matter
How inspections and deposits work
What to expect at closing

How We Work (and What Happens Next)

We’ll also cover how we represent you: our communication style, negotiating strategies, and what happens after the call. Spoiler: we follow up with a tailored next step email (and it literally covers EVERYTHING), not a generic drip campaign.

What You Don’t Need to Bring

You don’t need your mortgage pre-approval letter. You don’t need a list of listings. And you definitely don’t need to know all the lingo.

All we ask? Bring your questions and your curiosity. We’ll handle the rest.

A Real Story: From First Call to Front Door

One couple we worked with were new to Toronto and unsure where to begin. On the call with Joey, they shared their dream of walkable neighbourhoods, good coffee, and parks for their dog. Fast forward three months: they’re happily settled in a Roncesvalles condo steps from everything they wanted.

It started with one call.

Let’s Talk—No Strings Attached

Whether you’re buying in six weeks or six months, your smartest first move is booking a discovery call. We’ll listen, guide, and help you gain clarity without the sales pressure – leave us a message below!

Resources for Buyers:

Jun 10

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5 Smart Inspection Checkpoints Every Toronto Homebuyer Should Spot

By Mark Savel Advice For Buyers

Buying a home in Toronto isn’t just about square footage or curb appeal—it’s about making sure the bones of the house are solid before you ever write that offer. Over the years, I’ve toured hundreds of homes with buyers, and there are five key areas I always zone in on. Whether you’re a first-time buyer or a seasoned investor, these checkpoints could save you from major headaches down the road.

1. Curbside Clues: Waterproofing & Drainage

Before you even step inside, take a slow walk around the exterior. Look for signs that water may not be draining properly: negative grading (where the ground slopes toward the house), cracks in the foundation, or staining along the brick or siding. These are often early warnings that water could be getting into the basement.

In a city like Toronto—where spring brings big rains and melting snow—drainage issues are a common (and costly) concern. A home lacking proper downspout extensions or with eroded soil near the base can become a sump-pump horror story waiting to happen.

For more on what waterproofing standards look like, the City of Toronto’s basement flooding protection page offers a helpful primer.

2. Window Watch: Seals, Sills & Efficiency

Windows don’t just frame your view—they can also frame future repair bills. When touring a home, check for condensation between panes (a telltale sign of a failed seal), warping, or frames that stick when you try to open them.

Older single-pane windows or wood sashes that have seen better days can drastically affect heating costs in the winter and resale value down the line. According to Natural Resources Canada, ENERGY STAR windows can reduce energy bills by an average of 8%.

Tip: Run your hand near the frame to feel for drafts. If you’re catching a breeze on a calm day—that’s a red flag.

3. Roof Round-Up: Age, Material & Maintenance

Roofs aren’t easy to inspect up close on a quick tour, but a good set of eyes can still spot warning signs from ground level. Curling or missing shingles, visible moss growth, sagging rooflines, or exposed flashing are all signs the roof might be past its prime.

Asphalt shingles, the most common type in Toronto, typically last about 20 years—less if ventilation is poor or the previous owner went for a cheaper product.

And if the listing says “new roof” but the shingles scream 1997? It’s worth a follow-up.

4. Inside Intel: Electrical & Plumbing Priorities

Once inside, I keep a sharp eye on what’s behind the walls—because some of the biggest deal-breakers are hidden in plain sight. Start with the electrical: are there enough outlets? Are any warm to the touch? Is there visible knob-and-tube wiring (still found in some older Toronto homes)?

Plumbing-wise, check under sinks for signs of leaks, look at the water pressure, and ask if the home has any polybutylene piping—a material prone to failure. If the home has been renovated, ask whether the plumbing and wiring were updated with permits.

Want to check for ESA-certified work? Visit Electrical Safety Authority Ontario.

5. Renovation Radar: Walls, Ceilings & Permits

Here’s where experience really pays off. I once toured a home with a client and something about the ceiling line caught my eye—it looked like a structural wall had been removed. Sure enough, after checking with the City of Toronto, we found no permits had ever been pulled for that kind of work. We walked away from the deal.

If you spot inconsistent ceiling textures, odd bulkheads, or missing supports, it’s worth asking: was this work done properly—and legally? You can check building permit history for any property through the City of Toronto’s permit portal.

Unpermitted work can impact insurance, financing, and even your ability to resell.

Final Thought: Touring homes can feel exciting—but it’s also a high-stakes inspection walk. Look past the staging and freshly baked cookies. The signs are often there… you just have to know where to look.

Want a second set of eyes on your next tour? Let’s chat— drop us a message below!

Jun 09

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Buying an Older Condo in Toronto: What Smart Buyers Need to Know

By Mark Savel Advice For Buyers

Buying into a mature condo building in Toronto might not have the same flash as something pre-construction—but for the right buyer, it could be the smartest move you make. Older condos often come with more square footage, solid construction, and a deeper community feel. But they also carry risks that demand a little extra due diligence.

Let’s break down the key advantages, potential pitfalls, and how to tell when an older condo is worth it.

The Upside: Why Older Buildings Still Win in Toronto

1. Spacious Layouts

New condos average under 600 sqft for a one-bedroom. Compare that to older units built pre-2000—where 700–900 sqft is the norm. Think defined dining areas, actual coat closets, and functional kitchens. For families, remote workers, or anyone planning to stay long-term, this extra elbow room can dramatically improve your quality of life.

2. Character Features

Some older buildings offer features nearly extinct in new builds: gas BBQ hookups, larger balconies, wood-burning fireplaces (in rare cases), and even two-storey layouts. Buildings like DNA1 on Shaw or the Summit near King West are great examples. These elements can boost resale value for buyers looking for something more unique than a “glass box in the sky.”

3. Established Communities

Older buildings tend to have more owner-occupants and less investor churn. The result? A stronger sense of community and generally better upkeep. You might find active resident committees, building-wide events, and long-time neighbours who care deeply about the property’s future. These soft factors play a major role in your day-to-day satisfaction.

4. Stronger Reserve Funds

Well-managed buildings with decades of budgeting behind them often have healthy reserves, meaning fewer surprise costs. (Always verify this via the reserve fund study, of course.) Some older buildings even overfund their reserves in anticipation of future projects, which could mean smoother sailing for you down the line.

Check out our blog post, discussing: Toronto Condo Reserve Funds – Top 5 Red Flags Every Buyer Should Spot

The Downside: Not Without Its Risks

1. Higher Maintenance Fees

Older condos often have higher fees to cover aging systems. Expect fees in the range of $0.90–$1.40 per square foot. For a 900 sqft unit, that’s $810–$1,260/month. But—those fees may include heat, hydro, or cable (which newer buildings often bill separately). It’s crucial to compare what’s included rather than just looking at the total dollar amount.

2. Special Assessments

A solid reserve fund doesn’t mean you’re immune from a surprise. Elevators, boilers, or parking garages eventually wear out—and if the reserve isn’t enough, owners share the bill.

One buyer recently walked away from an offer after reading the status certificate: the building needed $1.5M in underground garage repairs and hadn’t yet voted on a special assessment.

Other red flags? Unusually quiet boards (no newsletters or AGMs), deferred maintenance (cracked tiles, broken elevators), or lawsuits between residents and the condo corporation. All are worth investigating.

3. Dated Design & Mechanicals

Think beige tile, narrow galley kitchens, and popcorn ceilings. Some buyers see this as a chance to add value; others, a costly headache. It’s all about your appetite for renovations. Replacing fan coil units, windows, or electrical panels can be complex in older buildings and may require board approval.

How to Do Your Homework: Due Diligence 101

Review the Status Certificate

This is your window into the building’s finances, reserve fund, legal issues, and upcoming projects. It also outlines rules (like pet restrictions, short-term rentals, and use of amenities) that can make or break your condo experience.

Read our blog post on: Understanding the Importance of Status Certificates

Examine the Reserve Fund Study

Are there upcoming major repairs? Is the fund sufficiently topped up? A good rule of thumb: reserve contributions should be 25–35% of maintenance fees. Ask for the most recent engineering audit and look at the 3-year repair forecast. Bonus tip: check when the last big-ticket item (roof, HVAC, windows) was done.

Compare What You Get

Some buildings include heat, hydro, or cable in their fees—while others don’t. Make sure you’re comparing apples to apples when evaluating costs. Ask whether the condo has bulk internet, security patrols, or shared amenities with neighbouring buildings. These extras can add major value—or extra costs.

Old vs. New: Condo Comparison Chart

Feature	Older Condo	New Condo
Price/Sqft	Lower	Higher
Size/Layout	Larger, more defined	Compact, open-concept
Maintenance Fees	Higher, more inclusive	Lower initially
Reserve Fund	Established	Low (early years)
Potential Surprise Costs	Moderate–High	Moderate–Low
Aesthetic	Dated, reno potential	Sleek, modern
Community	Owner-occupied, stable	High rental turnover
Amenities	Modest, well-used	Glossy, less used
Construction Quality	Concrete, durable	Mixed (often drywall + glass)

Final Thoughts: Is an Older Condo Right for You?

If you value space, location, and have the budget (and patience) to potentially modernize, older condos can be great value—especially in a cooling 2025 market. But don’t skip the homework. Ask tough questions, read the docs, and work with a realtor who’s walked this road before (that’s us!)

Older condos aren’t for everyone—but for buyers who know what to look for, they can offer unmatched livability and long-term value. It’s not about the age—it’s about the bones, the budget, and the building’s future.

Still have questions, leave us a message below or Let’s connect and talk strategy.