Writing a Winning Real Estate Offer in Canada

Components of an Offer

Purchase price: your offer amount. Deposit: funds paid into trust within 24 hours of acceptance — typically 5% of purchase price. Closing date: when ownership transfers. Conditions: clauses that must be satisfied for the deal to proceed. Inclusions and exclusions: appliances, fixtures, window coverings — specify everything. Irrevocable period: how long the offer is open for acceptance before it expires — typically 24–48 hours in standard markets.

Conditions Explained

Financing condition: gives you a specified number of days (typically 5) to confirm mortgage approval. Protects you if the lender won't approve the specific property. Inspection condition: gives you a specified number of days to complete a home inspection and review the results. You can waive the condition if satisfied, negotiate repairs/price, or exit if the results are unacceptable. Status certificate condition: for condos — gives your lawyer time to review the condo corporation's financial and legal status.

Schedule A: Your Protection Clauses

Schedule A is where your agent adds protective clauses to the standard form. Common additions: seller warrants no work orders or outstanding permits, WETT certificate for wood-burning fireplace, specific items confirmed included (fridge, stove, washer/dryer, EV charger), and confirmation of vacant possession on closing. Review Schedule A carefully — these clauses are negotiated, not standard.

Counter-Offers and Negotiation

A counter-offer creates a new irrevocable period and voids the original offer. You can counter on price, conditions, closing date, inclusions, or any combination. In a balanced market, 2–3 rounds of negotiation is common on standard sales. Keep emotion out of the negotiation — every decision should be based on comparable solds, your budget, and the property's condition. Your agent is your negotiator; trust their read of the situation.

Checklist

Checklist