Questions to Ask When Buying a House in London, Ontario: A Buyer's Checklist

Most buyers walk into a showing, love the kitchen and forget to ask anything. Then the questions come up at 11 p.m. the night before the offer is due. This checklist puts them in the order you'll need them, from before you start looking to the week before closing. Screenshot it or print it.

What should I ask myself and my lender before I start looking?

• What's my real budget, including closing costs? Plan on 1.5% to 4% of the price in cash, on top of the down payment.
• Am I pre-approved, and for how long is the rate held?
• Which programs can I use: the FHSA, the RRSP Home Buyers' Plan, the land transfer tax refund?
• Where's my deposit coming from, and can I get it within 24 hours of an accepted offer?
• What do I need, and what would I just like? Bedrooms, parking, commute, schools. Rank them.

What should I ask the listing agent about the big-ticket items?

• How old is the roof? The furnace? The air conditioner?
• Is the water heater owned or rented? Rentals are common in Ontario. If it's rented, the contract usually transfers to you, so ask for the monthly cost and who the provider is.
• How old are the windows?
• Is the electrical panel 100 or 200 amp? Is there any knob-and-tube or aluminum wiring?

What should I ask about water and the basement?

• Has the basement ever leaked or flooded?
• Is there a sump pump? A backwater valve?
• Has there ever been an insurance claim on the house?

What should I ask about work done on the house?

• What has been renovated, and when?
• Were permits pulled? Were they closed?
• Is there a Seller Property Information Statement (SPIS)? Sellers in Ontario don't have to complete one, but if there is one, ask for it.

What should I ask about the deal itself?

• Why are the sellers moving, and is there a preferred closing date?
• When are offers being reviewed? Are any offers registered?
• What's included: appliances, window coverings, light fixtures? Anything excluded?
• What do utilities cost per month? What are the property taxes?

What extra questions should I ask about a condo?

• What's the monthly fee, and what does it include?
• Is a special assessment coming, or a fee increase?
• How healthy is the reserve fund? The status certificate will show you.
• Are there rules on pets, rentals, parking or barbecues?

What should I look for when I walk through a house?

You're not the inspector, but you'll spot a lot in 20 minutes:

• Water stains on ceilings, especially under bathrooms, and on basement walls.
• A musty smell in the basement, or fresh paint on just one patch of wall.
• Grading: does the ground slope away from the house, or toward it?
• Doors and windows that stick, and cracks above door frames.
• The age of things: look at the date sticker on the furnace and water heater.
• Outside: curling shingles, rotting soffits, cracks in the foundation.
• The street: traffic, noise, parking, and how close the nearest bus stop or park is. Drive by again at night and on a weekday morning.

What should I watch for in London and St. Thomas homes?

In older London neighbourhoods like Old North, Old South and Wortley Village, ask about wiring, galvanized or lead water lines, and the sewer line. Clay or cast-iron sewer pipes and mature trees are a common combination, and a sewer camera scope is worth adding. Near the Thames, check whether the lot is in a regulated area with the Upper Thames River Conservation Authority.

Outside St. Thomas in rural Elgin, ask about the well and septic: age, pumping records and water test results. Make the offer conditional on a water test and a septic inspection.

What should I ask my home inspector?

• What are the safety issues, and what's just normal wear?
• Which items will cost real money in the next five years?
• Is anything here worth a specialist: a roofer, an electrician, a sewer scope, a WETT inspection for a wood stove?
• Would you buy this house?

What should I ask my lawyer before I firm up?

• Is the title clear? Are there liens, easements or work orders?
• How much will I owe in land transfer tax, and is my first-time buyer refund applied?
• What are my total closing costs, including title insurance and adjustments?
• Is there a rental contract, like a water heater or furnace, that I'm taking on?
• For a condo: is there anything in the status certificate I should worry about?

Frequently asked questions

Do sellers have to tell me about problems with the house in Ontario?

Sellers can't hide a hidden defect they know about that makes the home dangerous or unfit to live in, and they can't lie when asked. But Ontario doesn't require a full disclosure form, so the rule of thumb is: ask direct questions, get the answers in writing, and make your offer conditional on a home inspection.

Can I ask why the seller is selling?

Yes. The listing agent doesn't have to tell you, and the answer is often vague, but it's worth asking. A job move, an estate sale or a home already bought elsewhere can mean the sellers care more about a clean, firm closing date than squeezing out the last dollar.

What's the most important question to ask when buying a house?

"Has the basement ever had water in it?" Water causes the most expensive surprises in London-area homes. Ask it, then have the inspector check grading, the foundation and the sump pump anyway.