Do You Need a Survey to Sell a House in Ontario?

Getting a Property Survey Before You Sell

Many homeowners ask the question, do you need a survey to sell a house in Ontario? The short answer is no. No law requires you to provide a property survey when you sell your home. However, the complete answer is more detailed. A survey is a vital document that outlines the exact legal boundaries of your property. It provides a clear picture of your land and what sits on it. This includes the location of your house, garage, fences, and any other structures.

Understanding the role of a survey can prevent surprises during your sale. Buyers, their lawyers, and their mortgage lenders often want to see a current survey. It gives them confidence in what they are purchasing. Lacking a survey can sometimes create delays or complications. This article explains what a survey is, why it is important, and what your options are as a seller. We will help you make an informed decision for a smoother home sale.

Defining the Real Property Report

A property survey, often called a Surveyor’s Real Property Report (SRPR), is a legal document. A licensed surveyor prepares this document. It is an official diagram of your property. The report shows the precise dimensions of the land and the exact location of the buildings on it. It visually represents what your property’s legal title describes in words. Think of it as a map of your personal piece of real estate.

This report contains critical details. It identifies property lines and shows how your house sits within those boundaries. It also marks other important features like driveways, decks, pools, and sheds. The survey will note any easements, which are rights given to others to use a portion of your land. For example, a utility company might have an easement to access power lines. The report also highlights any encroachments, where a structure from your property crosses onto a neighbour’s land, or vice versa. This document provides a complete and accurate picture of your property’s physical state.

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Why Providing a Survey Can Help Your Sale

Having a current property survey ready for buyers offers many advantages. It makes your listing more attractive and can lead to a faster, smoother sale. Transparency builds trust. When you provide a survey upfront, you show potential buyers that you have nothing to hide. This simple act can make them feel more comfortable and confident about making an offer on your home. A survey answers many questions before a buyer even thinks to ask them. This proactive approach streamlines the entire process for everyone.

A survey offers several clear benefits that directly impact your sale.

• Increases Buyer Confidence

  A buyer who sees a clear survey knows exactly what they are buying. It removes uncertainty about property lines, fence ownership, and the legality of sheds or decks. This clarity can make your home stand out from others on the market.

• Prevents Closing Delays

  Boundary disputes or unknown easements can cause significant delays right before closing. A survey identifies these potential problems early. This allows you to resolve them before they can jeopardize the deal. Lenders and lawyers get the information they need promptly, keeping the transaction on schedule.

• Resolves Boundary Issues

  Your survey might reveal a fence is in the wrong place or a neighbour’s shed is on your property. Discovering this before you list gives you time to correct the issue. You can speak with your neighbour or make adjustments, which is much easier than doing so under the pressure of a sale.

Selling Your Home Without a Survey

You can still sell your home if you do not have a survey. Many homes sell without one. In this situation, the buyer has a few options. They might ask you to pay for a new survey as a condition of the sale. This is a point of negotiation. You can agree to pay the full cost, split it, or refuse. The buyer may then decide whether to proceed with the purchase.

The most common solution today is Title Insurance. A buyer will often purchase a title insurance policy instead of demanding a new survey. This insurance policy protects the new owner from future financial loss related to title and ownership problems. It covers issues that an old or missing survey might not reveal, such as unknown encroachments, zoning violations, or errors in the public record. For many buyers and lenders, title insurance is an acceptable and cost-effective alternative to commissioning a new survey. It allows the sale to proceed without the delay and expense of a surveyor’s report. It is important to remember that title insurance does not fix the physical problem; it only provides financial protection against it.

Obtaining a New Property Survey

If you decide to get a new survey, you must hire a licensed professional. Only a certified Ontario Land Surveyor (OLS) can legally prepare a Surveyor’s Real Property Report. You can find a qualified surveyor through the Association of Ontario Land Surveyors website or through a referral from your real estate agent or lawyer. It is wise to get quotes from a few different firms before making a decision.

The cost for a new survey varies. For a typical urban residential property, you can expect to pay between $1,000 and $2,500. The price depends on the size and shape of your lot, the property’s location, and how complex the research and fieldwork are. The process itself is not instant. The surveyor first researches historical records and plans related to your property. Then, a field crew visits your home to take precise measurements. Finally, the surveyor drafts the official plan and report. This entire process can take several weeks, so it is best to plan ahead if you intend to get a new survey before listing your home.

The Validity of an Existing Survey

Perhaps you found an old survey for your property tucked away in a drawer. This is great news, as an old survey is often better than no survey at all. However, its age matters. A buyer’s lawyer or lender may not accept a very old survey. The main concern is whether the survey accurately reflects the property as it exists today. A survey is a snapshot in time. It shows the property’s condition on the day the surveyor completed it.

If you made any changes to the exterior of your property since the survey was done, its accuracy is compromised. Have you built a new deck, added a shed, erected a new fence, or put on an addition? Any of these changes mean the old survey is now outdated. When you provide an old survey, you will likely have to sign a declaration. This legal document states that no changes have been made to the property’s buildings or boundaries since the survey date. If you cannot truthfully sign this declaration, the old survey has limited value. The buyer will probably request a new one or will rely on title insurance instead.

Conclusion

While you do not have a legal duty to provide a survey to sell your home, it is a valuable asset in the sales process. It is a document that adds clarity and security for a potential buyer. Having an up-to-date survey can differentiate your property from others. It shows you are a transparent and prepared seller. This can build buyer confidence and help you secure a strong offer with fewer conditions. It helps prevent last-minute problems that could delay or even cancel your closing day.

If you do not have a survey, do not worry. You have options. You can discuss commissioning a new one or prepare to negotiate with a buyer who may want one. Understanding the role of title insurance as a modern alternative is also key. Your decision depends on your specific property and market conditions. A knowledgeable real estate professional can provide guidance. We can help you weigh the pros and cons to ensure your home sale is as successful and stress-free as possible.