Preparing an older home for sale in Ontario

If you are downsizing out of a house you have lived in for decades, the home probably has features nobody would build today. Most are fine to live with. The issue at sale is that a buyer has an inspection, an insurance application and a mortgage approval to get through, and each of those can stall on a single old component. This guide covers the items the Ontario safety and health agencies publish guidance on. It is not a substitute for a home inspector, a licensed contractor or a lawyer.

What sellers must disclose about an older home

Ontario is described by the Real Estate Council of Ontario (RECO) as buyer beware for patent defects. A patent defect is one a buyer or inspector can detect by reasonable observation, and a seller does not have to disclose it, but must not conceal it. A latent defect is different. RECO defines it as a defect that makes the property unfit for habitation, dangerous or potentially dangerous, and generally not apparent on reasonable inspection, and the seller must disclose it. RECO says the duty comes from case law, not from the Trust in Real Estate Services Act.

Two points follow. A seller can be liable without direct knowledge if found to be willfully blind, and hiding or covering up a defect adds liability. And RECO tells agents to advise sellers to get a legal opinion on whether a given defect is latent. If you are unsure whether something on your property falls into that category, speak to an Ontario real estate lawyer before you list. Our seller disclosure guide goes through the disclosure framework and the optional Seller Property Information Statement in more detail.

Knob-and-tube wiring and selling a house

The Electrical Safety Authority (ESA) says knob-and-tube wiring was used from the early 1900s to the 1940s and is no longer installed. ESA notes that many insurers will not provide or renew coverage on a home that has it, and that some require full replacement. For concealed knob-and-tube that stays in place, the ESA safety notice describes conditions: it should be on a 15 amp fuse or breaker, no outlets should have been added to the circuit, and the visible conductors should look good. ESA recommends that a licensed electrical contractor check it.

For a seller, the practical question is not whether knob-and-tube is allowed but whether buyers can get insurance. Ask your own insurer what it requires. Then decide whether to have a licensed electrical contractor assess the house before listing. A written assessment you can hand to a buyer's agent often settles the conversation faster than an argument about what the wiring might need. ESA lists a licensed electrical contractor lookup on esasafe.com, and its phone number is 1-877-372-7233.

Aluminum wiring in homes built in the 1960s and 1970s

ESA says aluminum wiring was used in homes built from the mid-1960s to the late 1970s. It also says the Electrical Safety Code permits properly terminated aluminum wiring, so it is not automatically a defect. The sticking point is insurance: some insurers will not provide or renew coverage without an ESA inspection. The sort of paper that helps is a Certificate of Acceptance from ESA. If your house falls in that age range, check the panel and a few outlets, or ask your insurer whether it has any file notes on wiring.

We have not confirmed fees or timelines for an ESA inspection, so ask ESA directly before you plan the sale around one.

Oil tanks and buried fuel tanks

Many older houses had oil heat. If a tank is still in the basement, the main questions are whether it is in use, how old it is and whether the house still depends on it. A buried tank is a bigger issue. The Technical Standards and Safety Authority (TSSA) says Ontario regulations require removal of an unused underground tank, that only a TSSA-registered petroleum contractor may remove it, and that an Environmental Assessment Report is required. A variance may allow abandonment in place instead of removal. The TSSA page also lists a spill reporting number, 1-800-268-6060.

If you do not know whether a tank is under the lawn or the driveway, ask the neighbours, your own records and a registered petroleum contractor. Finding out after an offer is worse than finding out before. If a tank is discovered, talk to a real estate lawyer before you list about what must be disclosed and how to describe the removal or the status in the agreement.

Vermiculite insulation in the attic

Health Canada says vermiculite insulation may contain asbestos. Its guidance is simple: do not disturb it, do not use the attic for storage, and hire trained professionals before renovating. If you suspect loose insulation in your attic is vermiculite, do not sweep it up or move it around yourself. We have not confirmed any testing prices or Ontario-specific removal programs, so ask a qualified professional about testing and next steps, and tell your lawyer and agent what you find.

Because buyers will ask, it helps to note in writing what you know: when you last entered the attic, whether you have had it tested and what a professional told you. A lawyer can advise on how to put that in the paperwork.

Selling a house with a septic system

Ontario.ca says the Building Code covers septic systems up to 10,000 litres a day and that municipalities enforce it. The Building Code Act also authorizes sewage-system maintenance inspection programs. Whether your area requires a re-inspection at sale or on a fixed cycle is something we could not confirm for every municipality. Ask the local building department, the conservation authority or the health unit that covers your property which rules apply, and ask what records they hold on the system. Whatever records you hold, such as pumping receipts or permit paperwork, are worth gathering before you list.

Private wells and water testing

If your water comes from a private well, a test result is a fair thing to offer a buyer. Public Health Ontario tests private well water for E. coli and total coliforms free of charge. It does not test for chemicals. The province advises testing regularly and more often after the spring melt. See the province's page on testing and treating private water wells. A recent result on file, with the date, is more useful than a verbal assurance. If a test shows a problem, speak to your local public health unit about treatment before you list.

Radon and other checks buyers raise

Radon sometimes comes up in older homes with basements. Health Canada's guideline is to take action if the average annual level exceeds 200 becquerels per cubic metre, and a long-term test needs at least 91 days in the heating season. Ontario residents can look up test kits through Take Action on Radon. A test is optional, and nothing we have confirmed says a seller must do one.

Lead pipes are another question buyers ask. We did not find a homeowner-specific Ontario or Health Canada page to cite, so we are not making claims about them here. Ask your local water provider and a plumber.

Heritage designation and selling a designated house

Some older houses are designated under section 29 of the Ontario Heritage Act. For a designated property, the Act says an owner cannot alter heritage attributes (section 33) or demolish or remove them (section 34) without the council's written consent. That is a rule a buyer should know before they plan a renovation. Ask your municipality's heritage planning staff whether the property is designated or listed, and what the designation covers. We could not confirm how designation affects sale price or what notice appears on title, so do not rely on either. A real estate lawyer can search title and explain the effect.

A pre-listing inspection and who does it

Some sellers commission an inspection before listing, to find surprises first. The Home Inspection Act, 2017 is not yet in force, as of the e-Laws currency date of October 2, 2026, and RECO does not regulate home inspectors. That means credentials are worth asking about. The Ontario Association of Home Inspectors lists members through findahomeinspector.ca, and the Canadian Association of Home and Property Inspectors maintains a national search through its site. Neither is an endorsement.

• Ask what the inspector reports on and what is excluded.
• Ask whether the inspector carries insurance and belongs to a professional association.
• Ask for a sample report before booking.
• Give the report to your lawyer and agent before deciding what to fix and what to price in.

Fix it, disclose it or price it in

There is no formula. Fixing an item can cost money and take time, and the work may not return what it costs. Pricing it in without fixing can bring a smaller buyer pool or tougher conditions. Some sellers fix the simple items and disclose the rest in writing. The right mix depends on the house, the time you have and what a buyer's insurer and lender will accept. Run the numbers through the net proceeds calculator and read estimating net proceeds to see where repair costs sit.

Insurance is the connecting thread: a buyer cannot close without it, so a clear answer on wiring, tanks and water exposure helps. Our guide to flood and storm insurance covers that side. When you are ready for the move itself, see clearing out your home and moving day.

Talk to an agent about your house

If you want a read on how a particular feature might affect a sale, contact us. Messages go to real estate agents on the operating team at eXp Realty. The agent can explain how similar features have been handled; electrical, tank and health questions belong with the licensed professionals named above.