How do you check a listing claim?
Listing claims that don't hold up are a daily occurrence. Usually the reason is a genuine mistake: the listing agent copied an old feature sheet or took the seller's word for it. Sometimes the claim is just a bit bold. Either way, the listing is marketing, and you're the one who has to live with the house.
So we check claims in three layers, in this order:
- What we can see. The showing itself tells us a lot. If a house is described as renovated, the finishes, the panel, the windows and the mechanicals either back that up or they don't.
- What the record says. As realtors, we have access to databases most buyers never see. We pull building permit history from the City of Toronto, look for open orders against the property, and review the parcel register and MPAC data.
- What only an inspection can show. Some claims, like a new roof or updated plumbing, can't be confirmed in any database. Those go on the list for the home inspector.
Behind all of it is a full due diligence checklist we run on every home, so that no item is forgotten or overlooked.
Timing matters too. Lawyers usually run their title and municipal searches after the deal is firm, and by then a problem is much more expensive to deal with. So we do this homework before you make an offer. Where we can, we also work with lawyers who will run those searches on short notice, before you commit. From experience, I strongly recommend it: it's the surest way to get ahead of a problem rather than inherit it.
What does our due diligence cover?
Checking a listing claim is one part of a wider review we run on every home before you make an offer. Here's what it covers:
| Area | What we search and document |
|---|---|
| MLS and listing history | The current listing and its full history: past listings, sales and leases, price changes, days on market, remarks, inclusions and exclusions, room data, and lot and building facts |
| Comparable sales | Recent sold, active, conditional and leased comparables, narrowed to the same property type and micro-area |
| Property identity | The exact address and unit, legal and MLS identifiers where available, and a check that the building, neighbourhood and municipality all match |
| Zoning and land use | The official zoning, what uses it permits, any overlays, and obvious zoning constraints |
| Planning and development | Public planning applications, development proposals and council materials for the property and nearby sites that could affect it |
| Permits and municipal records | Building permit records, property tax and assessment information, and other municipal records where the City makes them available |
| Environmental and location context | Conservation authority, floodplain and hazard mapping where it applies, plus nearby rail, highways, flight paths, utility corridors and industrial uses |
| Condo review | The building's and unit's sale and lease history, parking, locker and maintenance-fee data, and the status certificate once it's provided |
| Schools and neighbourhood | Official school assignments, transit, parks, planned road and transit projects, and nearby amenities |
| Market context | Current supply, recent sales activity, price positioning and the competing homes for sale in the same segment |
| Source log | For every search: the source, the date checked, a link to the record where appropriate, the result, and a plain-English note on anything material or any limits of the search |
You get the findings in writing, so you can see exactly what we checked and what we found.
Important exclusions
A deep-diligence report is not a substitute for the buyer's lawyer, inspector, lender, insurer, or condo-status-certificate review. In particular:
- Title, registered liens, easements, encroachments, rights-of-way and survey issues require a formal land-title search and legal review.
- Condition, structure, moisture, mould, electrical, plumbing, roof and systems require an appropriate inspection.
- Condo financial health, reserve fund, litigation, special assessments, rules and insurance need a current status certificate and professional or legal review.
- Public records can be incomplete or delayed, so we identify the source and any gaps rather than calling a property "clear."
Which listing claims do we check most often?
"Renovated" or "fully updated." The visit tells us whether the work is real. Then we check the City of Toronto's building permit records to see whether the work that needed permits had them. Structural changes, new plumbing and electrical, and removed walls generally do. Cosmetic updates don't.
"Legal basement apartment" or "income suite." Same process, with higher stakes. A second unit needs a building permit, and the record should show it was finished and closed, not just applied for. If the suite isn't legal, the rent may not count toward your mortgage, and the City can order changes.
"Multi-unit" or "triplex." We confirm the number of units the City recognizes, not just the number of kitchens. We also check for open orders registered against the property.
"New roof," "new furnace," "updated electrical." No database will confirm these. We ask for invoices and warranties and have the inspector verify them on site.
"Private drive" or "parking." A front-yard parking pad in Toronto needs a City permit, and on some streets a new one isn't available. A "private drive" can turn out to be a mutual drive shared with the neighbour, with a right-of-way on title. We check the permit, the survey and the parcel register.
Square footage. Ontario has no single standard for measuring a home, so listing numbers vary. Some include the basement. Some round up. We compare against MPAC data and any floor plans, and measure when the number matters to the price.
"Steps to the subway." Often it's a lot of steps. We map the actual walk, in minutes, from the front door.
What happens when a claim doesn't hold up?
Recently, we looked at a house in the East End listed as three units. On paper, it was exactly what my clients wanted: a home with income to help carry the mortgage. When we pulled the record, we found a City of Toronto notice to comply registered against the property. The listing agent didn't even know it was there.
An open order like that means the City considers something about the property out of compliance, and whoever owns it next inherits the problem. The three units may not have been three legal units at all. Needless to say, we didn't proceed.
That's the point of checking. Most of the time, the record confirms what the listing says and you can offer with confidence. When it doesn't, you find out before you've made a commitment, not after.
Frequently asked questions
Can I check building permits for a Toronto house myself? Yes. The City of Toronto publishes building permit applications and their status online, searchable by address. The records can be hard to read, though, and older work may predate the online system. We pull and review them as part of our due diligence before you make an offer.
What makes a basement apartment legal in Toronto? A legal second unit has a City building permit that was completed and closed, and it meets the Ontario Building Code and Fire Code. A suite that was simply built and rented out, without permits, isn't legal, even if it has been rented for years.
What is a notice to comply, and why does it matter? It's a City order saying something about the property doesn't meet a bylaw or code, often unpermitted work or an illegal unit. Orders can be registered against the property and pass to the next owner. Fixing the problem can be expensive and, in some cases, means removing units.
Doesn't my lawyer check all this? Your lawyer searches title, work orders and other municipal records, but usually after the deal is firm, when your options are limited. We check before you commit. Where possible, we also work with lawyers who can run those searches on short notice before an offer, which we strongly recommend.
Is it the listing agent's job to verify their own claims? Listing agents are expected to be accurate, and most try to be. But they often rely on the seller, and mistakes happen. Your own agent's job is to confirm what matters to you.
