A Smarter Way to Do Buyer Due Diligence (Without Losing Your Mind)
Buying a home isn’t just about liking the kitchen or the backyard. It’s about uncovering risk before it becomes your problem. Below is a clean, organized buyer‑due‑diligence framework we use to surface red flags early, reduce surprises, and protect our clients.
Important note: Sellers and listing agents often answer questions with “not to our knowledge.” That’s normal. These questions aren’t about assigning blame — they’re about raising awareness and identifying where deeper investigation is warranted.
1. Core Property Questions (All Homes)
Property Condition & History
Are there any known physical deficiencies or stigmas?
Any past flooding, grading issues, or water intrusion?
Any insurance claims made on the property?
Has there ever been a fire or structural damage?
Environmental & Materials
Is there asbestos (past or present)? If so, was it remediated?
What type of insulation and wiring is present (aluminum, knob & tube)?
What type of plumbing exists (lead, galvanized, copper, PEX)?
Is the home pre‑1980, and does it have clay sewer piping?
Mechanical Systems (Age & Ownership)
Provide ages for:
Furnace
Air Conditioning
Roof
Windows
Pool / pool liner / pool equipment (if applicable)
Also confirm:
Any rented equipment (hot water tank, furnace, AC)? Costs?
Special equipment required to operate the home (sump pump, water softener, etc.)
Renovations & Permits
What improvements have been completed?
Were permits obtained and finalized?
Any known permit violations?
Documentation
Survey available?
Floor plans or virtual tour?
Pre‑listing or prior home inspection available?
List of upgrades since purchase?
2. Legal, Zoning & Title Considerations
Any easements or rights‑of‑way on title?
Zoning restrictions or overlays?
Subject to conservation authority or escarpment control?
Any special assessments or local improvement charges?
Property tax amount and status?
Seller‑Specific
Is the seller a Canadian resident?
Any non‑resident tax implications?
3. Material Facts & Latent Defects
Items commonly considered material facts include (but aren’t limited to):
Flooding, fires, structural issues
Illegal renovations or missing permits
Environmental hazards or former illicit use
Major system failures or known defects
Title restrictions or use limitations
Nearby nuisances impacting quality of life (rail lines, quarries, industrial uses, airports)
If it would affect a buyer’s decision or price — it matters.
4. Condo‑Specific Due Diligence
Status & Financial Health
Status certificate available?
Any red flags within it?
Planned fee increases or special assessments?
Board notices not yet reflected in the certificate?
Rules & Operations
Pets allowed? Restrictions?
Airbnb or short‑term rentals permitted?
Parking options and costs for extras?
Who maintains windows, roof, grass, snow?
Validation
Confirm MLS inclusions match actual inclusions
Helpful resources:
Condominium Authority of Ontario
Condominium Management Regulatory Authority of Ontario (CMRAO)
CMHC Condo Buyer Guide
5. Rural Property Considerations
Subject to conservation authority (Niagara Escarpment / Halton)?
Septic system: last pump‑out and inspection?
Well details and water quality?
Natural gas service available?
Rural properties require extra diligence — systems are private, not municipal.
6. Offer Strategy Questions
Before submitting:
Offer presentation time and format?
Any prior offers?
Seller’s ideal closing date?
Acceptable price to conclude today?
Detailed inclusions, exclusions, negotiables?
Primary comparable used to price the home?
Can the listing agent share their comp analysis?
7. Extra Homework We Handle for Clients
Survey review
Age of home & ownership timeline
Neighbourhood reports
HoodQ & school rankings
Permit searches via municipal records
Cost‑analysis spreadsheets
Neighbourhood profile links