This guide walks you through everything you need to know about making an offer on a house in Ontario or the GTA, from what’s included in the offer, to how conditions work, and what to expect once the seller says yes.
It’s 8:30 p.m. You’ve just walked out of your dream home. The hardwood floors gleamed, the kitchen was everything you’d hoped for, and you could already imagine your morning coffee on that balcony.
But tomorrow at 5:00 p.m., the sellers are reviewing offers—and you’re about to step into one of the most important negotiations of your life.
Here’s how to make an offer that’s strategic, competitive, and protects your interests—whether you’re buying in Toronto, Mississauga, Vaughan, or anywhere in Ontario.
Step One: Know Where You’re Starting (Before You Put Pen to Paper)
Finding “the one” is exciting, but in Ontario’s competitive markets, speed and preparation are everything. Before you even think about putting pen to paper:
- Make sure your finances are in order.
- Have your mortgage pre-approval ready.
- Talk about strategy with your real estate agent.
An offer isn’t just a casual “I’ll take it.” It’s a formal legal proposal that—once accepted—locks both you and the seller into a binding agreement. The way you structure it could mean the difference between winning the home or walking away empty-handed. That’s why it’s essential to understand how to make an offer on a house in Ontario before diving in.
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What Exactly Is an Offer to Purchase—And Why It’s More Than a Number
An offer to purchase is a legal agreement that outlines the terms of your deal, price, conditions, timelines, and more.
Once the seller accepts, it becomes a binding contract. Your real estate agent will prepare it with you, but your real estate lawyer should always review it before you sign, especially if it’s a firm offer.
Think of it like a handshake that’s been notarized—you want to be 100% sure you understand every clause before committing. And that starts by learning how to make an offer on a house in Ontario the right way.
7 Things Every Winning Offer Includes
When drafting your offer, every detail matters. Here’s what you’ll need to consider, especially if you’re learning how to make an offer on a house in Ontario for the first time:
1. A Price That Speaks to the Market
In Ontario’s hot markets, going above asking is common—especially in bidding wars. In slower markets, you may have room to negotiate. Your agent will run comparable sales so you can submit a number that’s competitive and realistic.
2. A Deposit That Shows You’re Serious
Typically, around 5% of the purchase price, your deposit proves you’re committed. It’s paid by cheque, bank draft, or money order and held in trust until closing.
3. Financing Details That Build Trust
Include how you plan to pay—mortgage, cash, or a mix. Having your pre-approval ready signals to the seller that you’re financially prepared and serious about the purchase.
4. A Closing Date That Works for Both Sides
Most are 30–60 days from the offer date, but flexibility here can give you an edge in negotiations.
5. An Expiry Date That Creates Urgency
Offers often expire in 24–48 hours. This keeps the process moving and prevents endless waiting.
6. Chattels: The Extras You Want to Keep
List appliances, window coverings, and light fixtures clearly to avoid any confusion later.
7. Conditions That Protect You
These can include:
- Financing approval
- Home inspection results
- Property appraisal
- Sale of your current home
Conditions are your safety net. If they’re not met, you can walk away without penalty.
💡 Pro tip: Even before making an offer, start getting home insurance quotes. Lenders require proof before closing, and this step can save you from last-minute delays.
If you’re unsure about any of these elements, take the time to learn how to make an offer on a house in Ontario with your agent’s help.
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Firm vs. Conditional Offers—The All-In Move vs. The Safety Net
- Firm Offer: No conditions, just a “ready to buy” commitment. Attractive in competitive markets but riskier if you haven’t finalized financing or done inspections.
- Conditional Offer: Gives you time for due diligence. Safer for buyers but less appealing to sellers in multiple-offer situations.
In bidding wars, some buyers waive conditions, but this should only be done after carefully evaluating all risks. If you’re still navigating how to make an offer on a house in Ontario, a conditional offer can give you peace of mind.
Negotiating Without Burning Bridges
Once your offer is in, the seller can:
- Accept it as it is.
- Reject it outright.
- Counter-offer with changes to price, closing date, or other terms.
Negotiations can feel like a chess game; each move should be calculated. Your agent’s role is to protect your interests while keeping the conversation productive.
If you’re still figuring out how to make an offer on a house in Ontario, remember that negotiation is part of the process—and a skilled agent can help you stay competitive.
Why a Legal Review Is Your Secret Weapon
Even if your agent is a negotiation wizard, your lawyer ensures the contract protects you legally. They’ll spot red flags, clarify obligations, and prevent costly mistakes before they happen.
A crucial part of understanding how to make an offer on a house in Ontario is knowing what to look for in legal clauses and what questions to ask your lawyer.
When the Seller Says Yes—What Happens Next?
Once the deal is accepted:
1. Lock In Your Financing
Submit any updated documents your lender needs—pay stubs, bank statements, proof of down payment.
2. Clear Your Conditions
Book your home inspection, finalize insurance, and fulfill all agreed-upon terms.
3. Make It Firm
Sign the waiver or notice of fulfillment to finalize the agreement. Congratulations, you’re now on the home stretch to get the keys.
You’ve officially learned how to make an offer on a house in Ontario, and your journey to homeownership is nearly complete.
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Confidence Is the Best Offer You Can Make
Knowing how to make an offer on a house in Ontario isn’t just about submitting paperwork—it’s about preparation, timing, and strategy. The more informed you are, the more confident and competitive your offer will be.
Work with a knowledgeable agent, review everything with your lawyer, and trust the process. You’re not just buying a property—you’re securing your future.
If you’re ready to take the next step and want expert guidance on how to make an offer on a house in Ontario, our team is here to help.
Contact us today, and let’s make your next move the right one.
