Make a strong offer.
Keep your head.
A competing-offer sale can move quickly, but there is no magic term that guarantees the house. Set your limit, investigate what you can and understand every part of the offer before you sign it.
How offer night actually works.
Some Ontario sellers use a delayed offer presentation date. That is a seller-controlled process, not a rule for every listing.
RECO says buyers who have submitted written offers are entitled to know the number of competing offers. The seller chooses how much other offer information, if any, may be shared. Those instructions can change during the process.
A pre-emptive offer is an offer that does not follow the seller's delayed offer process. The seller's written direction controls how the seller's agent handles it. Ask me to confirm the current instructions before we decide what to do.
Four levers beyond price.
A seller may compare much more than price. None of these terms guarantees an advantage, so every one has to work for you.
- Deposit terms. Use an amount, payment method and deadline you can meet. A seller may consider the deposit, but a larger amount is not an automatic ticket to acceptance. Ask your lawyer about the risk.
- Conditions. Conditions can protect you. Before changing or removing one, understand the clause and confirm the relevant issue with your lawyer, lender, inspector or insurer.
- Closing date. A date that fits the seller may matter, but only offer a date that also works with your financing, legal work and move.
- Included items. Write fixtures, chattels and rental items clearly. Do not give something up unless you understand what it means to you.
Set your max before, not during.
Set your walk-away number before the offer is submitted. Build it from current comparable sales, your own budget and what the property is worth to you.
Do the work, then decide.
Pre-offer work can reduce uncertainty. It cannot remove every risk or make a condition unnecessary.
- Inspection. Ask an inspector what can be assessed before the offer and what remains outside the inspection.
- Financing. Ask the lender to review the property and tell you what still needs approval.
- Condo documents. Ask a real estate lawyer what should be reviewed and how much time is needed.
- Insurance. Ask an insurer whether acceptable coverage is available for the specific property.
Frequently Asked Questions
Going up against other offers?
I will help you study the property, set your limit and compare every offer term. You get the professional advice you need, then we write from your instructions. No pressure and no promised result.
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