The complete Ontario pre-listing checklist.

Remove 30% of your stuff

Closets, counters, garages. Buyers visualize themselves living there — your stuff blocks that mental image. Rent a storage unit if needed.

Take down family photos & personal art

Neutral wall décor only. Neutral rooms make it easier for buyers to picture their own things there.

Clear out pantry and fridge, and remove prescription medication, valuables and personal papers before showings.

Showings see inside cabinets. Sparse = organized = move-in ready. Save what you actually use, donate the rest.

Clear all flat surfaces (counters, shelves, tables)

Goal: every flat surface holds 0–2 items max. Negotiable for kitchen (small appliance OK), zero in bathrooms.

Ask your agent which small repairs are worth doing

Discuss leaks, squeaks, scuffs and cracks. Get advice before spending on major work; disclose known defects.

Service HVAC, replace furnace filter, clean ducts

Buyers commonly ask 'when was the furnace last serviced?'. Have the receipt ready. Costs $150–$250, saves negotiation later.

Touch up paint, repair drywall holes, refinish floors

Ask your agent which paint or floor repairs fit the sale plan before spending.

Replace burnt-out bulbs and outdated fixtures

Match all bulbs to warm white (2700K). Replace any dated brass/fluorescent fixtures — modern ones run $80–$150 each.

Power-wash siding, walkway, driveway

First-impression compounding: most buyers form an opinion before they walk in. Power-washing is $200–$400 and changes the entire street view.

Refresh front door (paint or replace)

A new front door + new hardware (~$300) is the single highest-ROI exterior improvement per Remodeling Magazine.

Trim lawn, plant fresh annuals, mulch garden beds

Even small homes look bigger with manicured outdoor space. Budget $200–$500. Two seasonal plantings (spring/fall) covers the listing window.

Clean windows inside + out, clear gutters

Clean windows and clear gutters safely; use a professional when access is difficult.

Rearrange furniture to show room flow

Group seating to face conversation, not the TV. Pull furniture off walls to suggest space. Less is more.

Add fresh flowers, light scents, neutral artwork

Bake cookies before showings. Real flowers in 2 rooms (entry + dining). Soy candle, lightly lit. No competing scents.

Set the dining table, make beds with hotel-style linens

Buyers respond to 'lived-in but pristine' visuals. White duvets + accent pillows are the photography standard.

Coordinate professional photography

Most buyers judge your home online first, so this is the step not to skimp on. Budget a few hundred dollars. Schedule on a sunny day, mid-morning.

Gather property tax bills, utility statements, condo docs

Collect your mortgage payout and prepayment penalty information, tax bills, utility statements and equipment rental contracts.

Compile renovation receipts and warranties

Include renovation permits, receipts, warranties and service records for the roof, HVAC and windows.

Order a status certificate (if condo)

A condominium corporation must provide a status certificate within 10 days of a request; the fee is capped at $100. Ask your lawyer when to order it.

Discuss known defects and any SPIS with your lawyer

The SPIS is optional. Disclose known latent defects making the home unsafe or unfit to live in. Ask your lawyer about the form and, if non-resident, section 116 clearance.

Choose your agent and get an initial valuation

Zara gives you a free automated estimate based on recent nearby sales — a baseline before agent conversations. No commitment.

Get 2–3 in-person agent CMAs

Compare each agent's pricing strategy AND marketing plan. Lowest commission isn't always best; lowest list price isn't always best.

Decide on pricing strategy: at-market / below-market / above-market

At-market = stable. Below-market = bidding war strategy. Above-market = test the ceiling. Your agent picks based on local activity.

Sign listing agreement and set MLS go-live date

Review RECO’s Information Guide and agree the term, commission, services and launch date in writing.