1. Leasing a furnace and A/C:

Furnace and air conditioner rentals are often signed under pressure. Equipment fails at the worst possible time, usually during the coldest days of winter, and the promise of low upfront costs and manageable monthly payments can feel like a practical solution in the moment.

The issue tends to surface later, when it’s time to sell. Buyers are rarely willing to assume these rental contracts, even when the monthly payments appear reasonable. In most cases, that leaves the seller responsible for buying out the contract. Those buyouts are frequently far higher than expected and can cost double, or more, than purchasing the equipment outright. It’s not uncommon for the final bill to exceed $10,000, coming directly out of the equity built in the home.

In recent years, Ontario has introduced updates to consumer protection rules aimed at improving transparency around home service contracts, including clearer disclosure requirements and expanded cancellation rights in certain situations. While these changes offer consumers more protection at the time of signing, they do not remove the resale challenge. Rental agreements still transfer with the property unless they’re paid out, and that reality can come as an unpleasant surprise when preparing a home for sale.

Seller takeaway:
Before signing a rental contract, consider how long you plan to own the home and how a future buyer is likely to view that obligation. What feels manageable month to month can significantly affect your net proceeds at resale.

2. Not completing needed repairs:

Selling a home, especially while you’re still living in it, can be exhausting. By the time you reach the final stretch, it’s easy to convince yourself that buyers will overlook small issues like a loose door handle, a dripping faucet, or chipped paint. In practice, those details rarely get ignored. Instead, they tend to raise questions and can quietly affect how buyers value the home.

Some buyers are comfortable taking on repairs themselves, while others are specifically looking for something that feels move-in ready. Buyers in the first group often expect a discount, and visible maintenance items can reinforce that expectation. Even minor unfinished repairs can give the impression that there may be larger issues hiding behind the scenes.

Homes that show clear signs of care and attention tend to attract stronger offers. If tackling every small repair feels overwhelming, bringing in a handyman or tradesperson is often a worthwhile investment. Addressing those details upfront can help protect both buyer confidence and your final sale price.

Seller takeaway:
Small, unfinished repairs can shift buyer perception and negotiating power. Taking care of them before listing, or hiring help to do so, often pays off in a smoother sale and stronger outcome.

3. Failing to declutter, clean, and stage the property:

Closely related to unfinished repairs, neglecting to declutter can create the impression that a home hasn’t been well cared for. Buyers are trying to understand how much usable space the home offers, and too many personal items can make rooms feel smaller than they really are. Clearing away non-essential belongings helps show the true size and layout of each space.

Cleaning matters just as much. A thorough, top-to-bottom cleaning sets the tone for how buyers view the entire home. Even properties that are dated always show better and sell more smoothly when they’re clean and tidy. If time or energy is limited, hiring professional cleaners is often a worthwhile step.

Staging doesn’t mean stripping your home or replacing everything you own. In most cases, it’s about editing, rearranging, and making sure each room is presented clearly. A stager can offer a fresh set of eyes and practical suggestions for using your existing furniture to highlight the home’s strengths and improve flow. It’s a simple way to make the space feel more open and appealing.

Seller takeaway:
Decluttering, cleaning, and thoughtful staging help buyers focus on the space itself rather than distractions. Presenting a home as clean, cared for, and move-in ready often leads to stronger interest and fewer objections.

4. Pricing your property too high:

Overpricing is a common risk, often tied to how familiar owners are with their home. Living in a property gives you insight into its upgrades, upkeep, and features that aren’t always obvious at first glance. That context can make it harder to view the home strictly through the same lens a buyer will use when comparing it to other options in the market.

Buyers approach things very differently. They tend to view homes side by side and look closely at price, condition, and location relative to other options. Rather than focusing on what makes a home unique to its current owner, buyers often look for reasons a property may not be the right fit. When a home is priced above its competition, those comparisons usually don’t work in the seller’s favour.

Another common assumption is that buyers will simply submit a lower offer if the price is too high. In reality, many buyers won’t engage at all. Homes that sit on the market longer than expected often lose momentum, and once a price reduction happens, buyers may begin to wonder why. That shift in perception can lead to lower offers than if the home had been priced accurately from the start.

Seller takeaway:
Pricing sets the tone for how buyers respond. Starting at a realistic, market-supported price often generates stronger interest and protects negotiating position more effectively than testing the high end.

5. Buying before you sell

Buying your next home before selling your current one can work, but only in very specific situations. If you can’t comfortably carry two properties for a period of time, this approach adds a lot of pressure. Timelines don’t always line up exactly, and when they don’t, things can get stressful fast.

The biggest risk is committing to a purchase without knowing for sure when your sale will close. If that deal falls apart, deposits can be lost and legal issues can follow. Markets can also shift quickly, and even solid homes can take longer to sell than expected when conditions change.

If the worry is missing out on the right next home, a conditional offer tied to the sale of your current property is often a safer path. You may give up some negotiating power or pay a bit more, but that trade-off is usually far less costly than being stretched too thin or forced into a tough decision, especially if it involves selling your current home well below market value.

Seller takeaway:
Buying before you sell can create more risk than many people expect. Making sure you have room to carry two homes, or using conditions to protect yourself, can prevent a lot of unnecessary stress.

6. Not allowing showings:

There are plenty of valid reasons why showings can be difficult. Shift work, young kids, pets, health issues, or just the general disruption of daily life can make constant appointments feel overwhelming. That’s understandable. The challenge is that a home can’t sell if buyers can’t see it, especially during the first couple of weeks when interest is highest.

Buyers who struggle to book a showing usually don’t wait around. They move on to the next listing that fits their needs and schedule. Even strong interest can fade quickly if access feels complicated.

If showings are going to be tough, it’s worth talking things through with your agent ahead of time and coming up with a plan that balances real life with market exposure. Sometimes that means stepping away for a short period to let showings happen freely. Some sellers lean on friends or family for temporary help, especially if sleep schedules are an issue. Pet care during showing windows can also make things easier for everyone involved.

If access truly needs to be limited, clarity helps. Clear instructions about available times, shared upfront, reduce frustration for buyers and agents trying to book appointments. And if a showing does need to be cancelled, offering an alternative time right away makes it more likely that buyer will come back.

Seller takeaway:
Limited access can quietly limit buyer interest. Planning ahead and staying as flexible as possible during the early days of a listing helps keep momentum working in your favour.

7. Not disclosing hidden defects to buyers:

It can be uncomfortable to talk about past issues with a home, especially if they feel minor or were dealt with years ago. Things like a previous basement leak, an old fire, or recurring problems that were repaired can be easy to downplay when preparing to sell.

The challenge is that undisclosed defects can resurface later. In Ontario, buyers may have the ability to pursue legal action years after a sale in certain situations. When that happens, the burden often falls on the seller to show they were not aware of the issue at the time. Even when a claim has no merit, responding to it can be stressful, time-consuming, and costly.

Being upfront about known issues helps reduce that risk. Clear disclosure allows buyers to make informed decisions and often prevents misunderstandings from turning into problems long after the sale has closed. It also gives sellers the chance to address concerns properly, rather than revisiting them years later.

Seller takeaway:
Being upfront about known issues helps avoid problems resurfacing later. It’s one of the simplest ways to protect yourself once the sale is complete.

Updated December 2025