- Private sales are legal in Ontario.
- The buyer pays Ontario land transfer tax (plus Toronto's, inside the city).
- A real estate lawyer closes the sale and transfers title.
- Typical commission saved on a $800,000 home: $40,000.
Is it legal to sell your own home in Ontario?
Yes. Nothing in Ontario requires you to use a real estate agent. You can price, advertise and show your own home, negotiate directly with buyers and close through a lawyer. Agents are optional; the legal transfer of title is not, so line up a real estate lawyer before you list.
Who pays land transfer tax in Ontario?
The buyer. Ontario's land transfer tax is 0.5% to $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000 and 2.5% above. A $500,000 home pays $6,475. Inside Toronto, buyers also pay the municipal land transfer tax, bringing the combined total on a $500,000 home to about $12,950. First-time buyers can get up to $4,000 back provincially (and up to $4,475 more in Toronto).
Rules and paperwork for private sellers in Ontario
Lawyer required for title
In Ontario, title is registered electronically and only lawyers can do it. Your lawyer reviews the agreement, handles the funds in trust, discharges your mortgage and registers the transfer.
Agreement of Purchase and Sale
Have your lawyer prepare or review the Agreement of Purchase and Sale before you sign anything. Make sure the deposit is held in trust by a lawyer, not paid to you directly.
Condo status certificate
Condo buyers will want a status certificate from the condo corporation. Ordering one costs up to about $100 and the corporation has 10 days to deliver it, so request it before you list.
Disclosure
Ontario doesn't require a disclosure form for private sellers, but you can't hide known latent defects. Be honest about past water, roof or structural issues.
Non-resident buyers
Foreign buyers pay Ontario's 25% non-resident speculation tax, so most of your buyer pool will be Canadian residents.
How much commission you save in Ontario
Commission is negotiable, but on a $800,000 home a typical agent fee is about $40,000 (5% total, before HST ($45,200 with HST)). Selling privately with No Commission System, the seller pays $0. See realtor commission in Canada for more examples.
Step by step: selling privately in Ontario
- Talk to a lawyer and confirm the documents you'll need.
- Price from sold comparables in your area from the last 60 to 90 days. Pricing guide.
- Write your ad with the header "Zero Down Must Qualify / Bad Credit Money Down / Buy This House" and at least four bright photos. Ad guide.
- Screen every caller: do they need the private financing option, or are they pre-approved through a bank? Caller script.
- Show by appointment and get every offer in writing, with the deposit held in a lawyer's trust account.
- Close through lawyers, exactly like a bank-financed sale. How closing works.
How No Commission System helps Ontario sellers
We help for-sale-by-owner sellers in Ontario get more buyers by partnering with a private lender. You keep selling your home yourself and add a financing header to your ad. Buyers who can't get a bank mortgage call, our private lender qualifies them, and lawyers close the sale. No commission, no contract, no obligation.
Sell it yourself, with more buyers calling
Add the private-financing header to your ad and let our private lender qualify the buyers the banks turn away. No commission, no contract, no obligation. Listing takes about 5 minutes.
Frequently asked questions
Do I need a lawyer to sell my house privately in Ontario?
Yes. In Ontario only a lawyer can register the transfer of title electronically, so every sale, private or not, closes through lawyers.
Who pays land transfer tax in Ontario, the buyer or seller?
The buyer. On a $500,000 home it's $6,475 provincially, or about $12,950 combined inside Toronto.
Can I use the standard Ontario purchase agreement without an agent?
Many private sellers have their lawyer prepare or review a standard Agreement of Purchase and Sale. Don't sign a buyer's offer until your lawyer has reviewed it.
How much commission would I save in Ontario?
Commission is negotiable, but a common total is around 5%. On an $800,000 home that's $40,000, or $45,200 with HST.
How much does No Commission System cost the seller?
Nothing. There are no fees, no commission and no contract. We're paid on the buyer's side, through the private financing for buyers who can't get a bank mortgage.
Is this a scam? Can my house be stolen?
No. Nothing is signed with us. Once the lender approves a buyer and they write an offer, the buyer, the lender and you each choose your own lawyer. The lender sends the funds to their lawyer, who closes with your lawyer, exactly like a bank-financed sale.
Related guides
General information for Canadian home sellers, not legal, tax or financial advice. Rules and fees change, so confirm the details with a real estate lawyer in your province before you sell.