Seller's Guide
The Real Cost of Selling a House in Quebec
Most sellers calculate their net proceeds like this: sale price, minus the mortgage balance, minus broker …
Most buyers attend open houses the same way: they walk through the rooms, form impressions about the layout and finishes, maybe open a closet, and leave with a general feeling of “yes” or “no.” This is how you miss the information that matters most.
Here is how to attend an open house like a professional.
Before You Arrive: Do the Homework
Check the listing history before attending. How long has the property been on market? Has the price been reduced? Was it previously listed and withdrawn? A property with a long days-on-market and a price reduction tells a story. So does one that was listed, withdrawn, and relisted at the same or lower price.
Look at the satellite view on mapping software. Check the proximity to highways, commercial areas, rail lines, or industrial facilities that photographs will never show.
Review the municipal evaluation and tax assessment. If the current asking price is dramatically above the municipal evaluation, understand whether that reflects genuine appreciation or seller optimism.
At the Open House: What to Look For
Water, always water. Go to the basement first and look for signs of water infiltration: staining on the foundation walls, efflorescence (white mineral deposits), musty odor, fresh paint over areas where staining might have been visible, sump pump presence and its condition.
The ceiling. Look up in every room. Water stains on ceilings indicate roof or plumbing issues from above. Stains that have been painted over are still visible if you look carefully.
The electrical panel. If accessible, look at the panel. Note the brand (Federal Pacific and Zinsco are problematic in Quebec from an insurance standpoint). Note the amperage. Note whether everything looks orderly or improvised.
Windows and frames. Run your hand along window sills. Soft wood or paint bubbling indicates moisture infiltration. Check whether the windows open and close properly.
The mechanical room. Ask to see the furnace and water heater. Both have age stickers or manufacture dates. A furnace over 20 years old or a water heater over 12 years old is approaching or past expected lifespan.
The smell. Your olfactory system is a useful diagnostic tool. Musty odors in basements and closets indicate moisture or mold. Strong deodorizing products in specific areas suggest something is being masked. Fresh paint smell in isolated spots without obvious reason is worth noting.
What to Ask the Listing Broker
The listing broker represents the seller and has disclosure obligations. Ask directly:
“Has there ever been water in the basement?” “Have there been any insurance claims on the property in the last ten years?” “Why is the seller selling and what is their timeline?” “Have there been any offers previously? What happened?” “What is included and excluded from the sale?”
Listen to what is said and also to what is avoided. Vague answers to direct questions are information.
After the Visit: What to Record
Take notes before you leave the property, not hours later when impressions blur. Photograph anything that concerns you. Note the specific details you want to follow up on.
If you visit multiple properties in a day, your memory will blend them together. The property that had the water staining was which one? The one with the dated panel was the second or third?
A brief written record made immediately after each visit preserves the information you need to make a good decision.
The Visit That Tells You the Most
The first open house visit is for impressions. If you want to buy, request a private showing for a second, slower visit. Bring a knowledgeable companion, ideally one with building knowledge. Walk more slowly. Open everything. Look at what you glossed over the first time.
The condition of a property, fully understood, is one of the most important inputs to your offer decision. Most buyers spend two hours choosing what to buy at a grocery store for $200 and twenty minutes evaluating a $500,000 property. Slow down.
Preparing for an open house on a property you’re serious about? Arrange to attend with a broker.
Georges Matar
Residential Real Estate Broker · RE/MAX DU CARTIER INC.
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