Real Estate Insights, Stories and Trends

By Joel Marshall | Marshall & Company

A posting to Ottawa brings a lot of decisions into a short window. Where should you live? Should you buy or rent? What can you realistically accomplish during a house-hunting trip? And how do you keep the home search aligned with your relocation arrangements?

My advice is to start with your work location, your household's needs and your confirmed relocation instructions. A beautiful home is only a good fit if the commute, costs and timing work too.

Here is a practical starting point for Canadian Armed Forces members preparing for an Ottawa move.

1. Confirm the work location before choosing the neighbourhood

“Posted to Ottawa” is not enough information to build a useful home search. Start with the actual reporting location and expected on-site schedule, then map the rest of your household's routine around it.

If your work will be at the Carling Campus, west-end areas such as Bells Corners, Crystal Beach, Kanata and parts of Nepean may be worth comparing. For a downtown work location, evaluate the full door-to-door trip, including parking or transit connections. For a position around Uplands, compare suitable south-end options against the routes you will actually use.

These are starting points for a search, not promises of a particular commute. Test routes at your likely departure time. Include school drop-offs, childcare pickups and a realistic winter buffer. A shorter distance on a map does not always mean an easier morning.

For a closer look at west-end options, read my Kanata neighbourhood guide.

2. Confirm the relocation process before committing to expenses

The current Canadian Armed Forces Relocation Directive took effect April 1, 2026. It addresses house-hunting trips, temporary accommodation, rental arrangements, home purchases and sales, and household-goods moves. Your circumstances and the applicable provisions determine what is available to you. Start with the official CAF Relocation Directive.

CFMWS identifies SIRVA, formerly BGRS, as the relocation service provider. Its moving resources explain registration, the Preliminary Relocation Assessment, budgeting and claims support. Older online articles may still use BGRS terminology. Use the current CFMWS moving and housing resources and the instructions associated with your own file.

Before booking travel, engaging a service provider or agreeing to a cost, confirm the approval process, eligibility and any applicable limits. Keep written confirmations, estimates and receipts together. Do not assume that an expense is reimbursable simply because it relates to the move.

A real estate professional can help organize the housing search. Relocation benefit decisions belong with the appropriate CAF authorities and your relocation support team.

3. Compare buying, renting and military housing

Buying is not automatically the best choice for every posting. Renting can provide flexibility while you learn the city or when your expected time in Ottawa is uncertain. Buying may suit a household with sufficient financial flexibility and a realistic ownership horizon.

Compare the total costs rather than mortgage payments against rent alone. For a purchase, include property taxes, insurance, utilities, maintenance, condo fees where applicable, and the cash needed for closing. Ask your lender to explain mortgage portability and potential penalties if another move arrives sooner than expected. Have your lawyer and relocation support team clarify the transaction costs and potential reimbursements separately.

Consider a simple stress test: if you needed to sell earlier than planned, could you manage selling costs, an unexpected repair and a period of overlapping housing expenses without relying on a higher sale price?

Military housing is another option to investigate. CFHA accepts applications once posting instructions have been received. In the National Capital Region, both CFHA and PSP Military Housing provide housing services. Contact the relevant offices about eligibility, application requirements and current availability. An application is not a confirmed move-in date. See CFHA application guidance and PSP Military Housing in the NCR.

4. Prepare for your house-hunting trip before arriving

A productive trip starts with preparation, not a long list of showings.

Before travelling, aim to have:

• A realistic purchase or rental budget, with lender discussions completed if you plan to buy.

• Three to five genuine priorities, such as commute, bedroom count, accessibility, parking or a manageable maintenance workload.

• A shortlist of neighbourhoods that fit those priorities.

• A clear target possession window and an understanding of which dates still require confirmation.

• A plan for inspections, legal advice and any property-specific due diligence.

Distinguish a must-have from a preference. This helps avoid spending a limited trip comparing homes that were never suitable.

During showings, use the same notes for each property: condition, likely near-term expenses, location trade-offs and fit with your daily routine. Leave time for follow-up visits and questions. A tight travel schedule is a reason to prepare carefully, not to overlook issues.

5. Check the details that photos cannot tell you

For a resale home, look beyond finishes. Ask about the age and condition of the roof, heating equipment, windows and other major systems. Investigate signs of moisture and understand the property's maintenance demands through appropriate inspections and professional advice.

For a condominium, have your lawyer review the relevant condominium documents, including the status certificate, and explain issues that could affect your decision. Consider fees, reserve-fund information, restrictions and any identified additional costs.

If a rural property is on your shortlist, investigate its water supply, septic system, access and internet service before committing. More space can come with a different ownership workload.

The right offer conditions depend on the property and your situation. Discuss them with your agent and lawyer, and give your lender the information needed to assess the specific purchase.

6. Build the move around the whole household

A posting affects more than the commute. Confirm school eligibility, boundaries and program availability directly with the relevant school board for each address under consideration. Start childcare inquiries early, and consider a partner's work arrangements and your household's access to services.

If you are considering both Ottawa and Gatineau, treat the provincial choice as a separate decision. Investigate schooling, healthcare registration, insurance and tax implications with the appropriate organizations or advisers before comparing home prices alone.

CFMWS offers relocation resources for families, including support with settling into a new community. Its moving and housing hub is a useful starting point alongside your home search.

7. Put the key dates on one page

Keep your reporting arrangements, departure, closing or lease commencement, possession, household-goods delivery and any temporary accommodation on a single timeline.

Confirm dependencies with the people responsible for each step. The day you take possession and the day your belongings arrive may differ. Ask how a gap would be handled and which arrangements require approval before you incur costs.

Keep essential documents, medications and first-night supplies accessible during the move. A clearly organized plan will not prevent every delay, but it makes problems easier to identify early.

Choose a home that works now, with the next move in mind

When comparing properties, consider how the home could fit a future buyer as well as your own household. A practical layout, manageable upkeep and a location with broad appeal are useful factors to assess. None guarantees a quick resale or a profit.

My role is to help you compare Ottawa neighbourhoods, identify property trade-offs, organize viewings and make informed housing decisions. I can help keep the real estate process aligned with your timeline while your relocation team, lender and lawyer handle their respective areas.

Preparing for a posting to Ottawa? Contact Joel Marshall at Marshall & Company to discuss your work location, housing priorities and timeline. A focused plan before you arrive can make your home search more productive.

Prepared November 4, 2026. This guide provides general housing information, not a determination of relocation benefits, legal advice or tax advice. Confirm current requirements and your individual circumstances with the appropriate professionals and relocation authorities.

A home can look perfect online and still make everyday life more complicated than it needs to be. The commute is longer than expected, the backyard takes more upkeep, or the walking route to the nearest park involves a busy intersection.

That is why choosing where to live in Kanata deserves as much attention as choosing the house.

Kanata brings together established communities, newer developments, employment areas and substantial green space. But its neighbourhoods offer different experiences. Here is how I would approach narrowing the search.

Start with your everyday routine

Before comparing listings, identify the places you visit most often: work, school, groceries, recreation and the people you spend time with.

Kanata North’s technology employment hub is an important consideration for buyers working locally. However, being in “Kanata” does not automatically mean a short trip to a particular office. Check the actual address and route. The Kanata North Business Association provides information about the local business community.

My advice is to build a shortlist around three things: your comfortable total budget, your weekly travel patterns and the features you would struggle to change later.

You can update a kitchen. Moving a home farther from a busy road is another matter.

Beaverbrook: established character and thoughtful planning

Beaverbrook is Kanata’s original neighbourhood, established by Bill Teron in the early 1960s. Its mid-century architecture and landscape planning are part of its distinct identity. In January 2026, Ottawa’s Built Heritage Committee directed staff to undertake a heritage conservation district study and prepare a plan for the area. That study direction should not be confused with every property having the same heritage status. City of Ottawa background

For buyers who appreciate established surroundings and architectural character, Beaverbrook is worth exploring on foot.

What I would examine: the quality of previous renovations, windows, insulation, drainage and major mechanical systems. If an addition or exterior transformation is part of your plan, investigate the property’s current planning and heritage context before relying on that possibility.

An older home with carefully documented improvements can present a very different ownership experience from one with similar finishes but deferred maintenance.

Kanata Lakes and its surrounding communities: compare the individual pocket

“Kanata Lakes” covers more variety than a single label suggests. The community association identifies areas including Richardson Ridge, Kanata Estates, Goldridge/Heritage Hills and the Beaverpond area. These differ in development history, setting and access to amenities.

Goldridge/Heritage Hills, for example, has established parks and pathways and access to the Kanata Centrum and Signature Centre shopping areas. Richardson Ridge occupies an area between Terry Fox Drive and Kanata Avenue. Kanata Lakes Community Association

What I would examine: lot grading, backyard usability, privacy, nearby development and the route to the amenities you will actually use.

There is also an important current consideration: the City identifies a proposed residential redevelopment of the former Kanata Lakes Golf and Country Club. Buyers should review the latest documents for any property potentially affected, rather than assuming an existing open view will remain unchanged. A proposal is not a promise of a particular construction schedule or final outcome. City redevelopment information

Morgan’s Grant, Briarbrook and Brookside: explore the north end

These communities deserve a place on the shortlist when you are comparing homes in Kanata North. The Briarbrook Brookside Morgan’s Grant Community Association is a useful starting point for local events and community projects.

For buyers interested in outdoor recreation, the City’s South March Highlands Conservation Forest offers a network of trails in Kanata North. Check the actual access point from a prospective home, along with current trail conditions and permitted activities. South March Highlands Conservation Forest

What I would examine: the trip to your workplace, transit connections, the nearest usable trail entrance and the amount of driving required for your regular errands.

“Close to nature” is more useful when it means an entrance you can comfortably reach, rather than green space that simply looks nearby on a map.

Katimavik-Hazeldean: an established area with varied housing

Katimavik-Hazeldean offers housing built across different periods, making it useful to compare properties individually rather than assuming a consistent age or condition throughout the area. REALTOR.ca neighbourhood overview

It is an area I would include when a buyer wants to investigate established central Kanata locations and compare different home styles.

What I would examine: access to your preferred shopping and travel routes, traffic around the specific street, parking arrangements and upcoming maintenance.

Where a property is a condominium, compare the purchase price alongside its fees, documents and expected obligations. Two homes with similar monthly mortgage payments can have quite different overall costs.

Bridlewood, Emerald Meadows and Monahan Landing: look beyond the listing label

Neighbourhood names can overlap between community organizations, listing systems and everyday conversation. The Bridlewood Community Association represents Bridlewood, Emerald Meadows and Monahan Landing, and organizes local activities and volunteer initiatives. Its work includes neighbourhood rinks and a kiosk on the Trans Canada Trail near Laura Dubois Park. Bridlewood Community Association

For buyers exploring this part of Kanata, a useful comparison is how each individual property connects to parks, pathways, shopping and the roads used for daily travel.

What I would examine: driveway capacity, storage, backyard dimensions, nearby intersections and the walking route to recreation.

Visit at more than one time of day. A quiet midday showing does not tell you everything about school traffic, evening parking or your morning commute.

Schools: verify the address, program and year

A nearby school is not automatically the school a child is eligible to attend.

Use the exact property address and confirm the relevant grade, language program, admission requirements and school year with the board. The Ottawa-Carleton District School Board and Ottawa Catholic School Board provide school-location and boundary resources. Families considering French-language boards should check directly with those boards as well.

I would avoid choosing a home solely on a neighbourhood’s school reputation. Confirm the practical details that matter to your household, including transportation and before- or after-school arrangements.

Transportation: test the commute you will actually make

A drive on Sunday afternoon is not a reliable test of a weekday commute.

Try your route at the time you expect to travel. For transit, include the walk to the stop, transfers, service frequency and the return journey.

OC Transpo’s extension information describes a future Line 3 connection to Moodie. That should not be interpreted as an operating rail station within every Kanata neighbourhood. Check current service separately from future infrastructure plans. OC Transpo extension information

My approach is to assess a home using transportation that works for you now, then consider future improvements as an additional possibility.

Compare total ownership costs, not just asking prices

A neighbourhood-wide average cannot tell you what a particular house is worth.

For a useful comparison, narrow the evidence to similar property types, locations, sizes and condition. Then account for the costs that follow the purchase:

• Property taxes and utilities.

• Condominium or applicable common-area fees.

• Insurance and maintenance.

• Near-term repairs or replacements.

• Commuting and parking.

• Improvements needed to make the home work for you.

A lower purchase price may leave room for thoughtful upgrades. It may also come with expenses that make another property the better fit. The numbers need to be considered together.

How I help buyers narrow the search

My role is to help connect the neighbourhood decision with the property decision.

We can identify a manageable shortlist, compare relevant listings and recent sales, examine the trade-offs, and build a viewing plan around your priorities. That includes asking what might affect your enjoyment of the home today and its appeal when you eventually sell.

The goal is a home you understand, in a location that supports your daily life, at a cost you are comfortable carrying.

Thinking about moving to Kanata? Contact Joel Marshall at Marshall & Company to discuss your budget, preferred home style and daily routine. Together, we can narrow down the neighbourhoods worth exploring.

Information checked November 3, 2026. Neighbourhood descriptions are general orientation, not formal boundary definitions. Confirm school eligibility, transit service, development status and property-specific details before making a purchase decision.

Selling a home after someone dies is not simply a regular real estate transaction with additional paperwork. It can involve legal authority, court processes, tax reporting, property maintenance and family decisions, often while everyone is managing a loss.

The best starting point is not choosing a listing date. It is understanding who can act, what the estate owns and what needs to happen before a sale can proceed.

For Ottawa families and estate trustees, here is a practical guide to the process, including where a real estate professional can help and where your lawyer or accountant needs to lead.

1. Confirm who has authority to act

In Ontario, the person responsible for administering an estate is called the estate trustee, often referred to as the executor.

Being a beneficiary, the oldest child or the family member handling arrangements does not, by itself, establish authority to sell the home. If there is no will, someone generally needs to apply to the court for authority to administer the estate. Ontario estate administration guidance

A power of attorney is also not a substitute. Its authority ends when the person who granted it dies. Government of Canada guidance

Before signing listing or sale documents, have the estate’s lawyer review:

• The will and any amendments.

• Who is entitled to act, including whether multiple trustees are involved.

• The registered ownership of the property.

• Any restrictions, competing claims or required consents.

My practical advice: Establish the authorized decision-makers and communication process early. Family members can contribute information without everyone becoming a separate source of instructions.

2. Understand probate before committing to a sale

Probate is the court process used to establish an estate trustee’s authority and, where applicable, validate the will. In Ontario, the resulting document is commonly a Certificate of Appointment of Estate Trustee.

Not every estate requires probate. The ownership structure, assets and circumstances matter.

However, Ontario’s public guidance specifically says that where the deceased’s real property must be sold, an estate certificate should be obtained before anyone enters into an Agreement of Purchase and Sale. Do not assume a probate condition or a distant closing date resolves every issue. Have the estate’s lawyer confirm the permitted approach before accepting an offer. Ontario probate guidance

Joint ownership also needs review. Joint tenancy and tenancy in common can produce different outcomes, and the names on title may not resolve every beneficial-ownership question.

My practical advice: We can discuss market conditions and preparation while legal work progresses. The listing and offer strategy should follow the lawyer’s advice, not force the legal process to fit a marketing deadline.

3. Protect the property while the estate is being organized

An empty home still needs insurance, heat, maintenance and oversight.

Notify the insurer about the death and the property’s actual occupancy. Ask whether coverage changes, whether a vacancy permit or endorsement is needed, and what inspection requirements apply. Obtain clear instructions rather than assuming the existing policy continues unchanged.

Prepare a carrying-cost budget covering mortgage payments, property taxes, insurance, utilities, condominium fees where applicable, and maintenance. Securing and insuring the property while keeping necessary payments current are important parts of estate-sale preparation. Estate-property guidance from Treadstone Law

For an Ottawa property heading into winter, assign responsibility for heating checks, snow removal, accessible entrances and water-related concerns.

Keep a dated inspection log, receipts and photographs. A smart thermostat or leak sensor can support monitoring, but should not be treated as a replacement for an insurer’s required inspections.

4. Separate the date-of-death value from today’s asking price

An estate may need a retrospective valuation as of the owner’s death and a current market assessment for selling. These answer different questions.

Ontario’s Estate Administration Tax guidance uses date-of-death values, not whatever price the property later achieves. Ask the estate’s lawyer and accountant what valuation evidence they require, including whether to commission an independent appraisal.

A real estate market analysis can help establish a listing strategy. It should not automatically be treated as a substitute for an appraisal required for estate or tax purposes.

For Ontario estate-certificate applications under the current rules:

• The first $50,000 of estate value is exempt from Estate Administration Tax.

• Above that threshold, the tax is $15 per $1,000, or part thereof.

• An Estate Information Return is generally due within 180 calendar days after the certificate is issued.

For illustration, an estate valued at $750,000 for this tax calculation would generate $10,500 of Estate Administration Tax. That is not a calculation based solely on the home’s sale price. Eligible assets, exclusions and permitted deductions must be established first. Ontario Estate Administration Tax guidance

5. Do not confuse probate tax with income tax

Estate Administration Tax and income tax are separate obligations.

For income-tax purposes, a person is generally considered to have disposed of capital property at fair market value immediately before death. Exceptions can apply, including qualifying transfers to a spouse or common-law partner.

A principal-residence exemption may shelter some or all of a gain, but “it was the family home” is not enough to establish the tax treatment or eliminate reporting requirements. Rental use and ownership history can matter. CRA guidance on property and capital gains at death

Ask the accountant to distinguish the deceased’s final return from any estate returns required for the period after death. An estate earning income or distributing property may need a T3 return. CRA guide to doing taxes for someone who died

My practical advice: Bring the accountant into the conversation before deciding whether to sell, hold or transfer the property. The highest prospective sale price is not the only consideration.

6. Prepare the home without creating unnecessary expense

Before ordering renovations or clearing the house, agree on a written plan.

Start by securing documents, valuables and personal information. Photograph the property and its contents. Give the trustee time to resolve which belongings can be removed, sold or distributed before contractors begin.

For the home itself, compare three options:

• Selling in its current condition.

• Completing cleaning, decluttering and essential repairs.

• Undertaking selected improvements supported by the likely resale benefit.

A dated kitchen does not automatically justify a renovation. Equally, an active leak should not be treated as a staging problem.

My role is to help compare the property with its actual competition and weigh preparation costs against likely buyer response, carrying costs and timing. The aim is a defensible selling strategy, not the longest renovation list.

7. Treat “as is” as contract wording, not a disclosure exemption

Estate trustees may never have lived in the property. That makes careful fact-gathering especially important.

Do not guess about the age of equipment, the legality of renovations or whether a past water problem was permanently repaired. Distinguish what is documented, what someone has reported and what remains unknown.

Selling “as is” should not be treated as permission to conceal problems or avoid legally required disclosure. RECO warns that failing to disclose relevant latent defects, deliberately ignoring them or covering them up can create liability. Obtain legal advice where the disclosure obligation is uncertain. RECO disclosure guidance

Have the lawyer review estate-specific representations, warranties and contract terms. “The seller has never lived here” is useful context, not a complete risk-management strategy.

8. Check the Ottawa-specific details

Ottawa’s Vacant Unit Tax deserves attention when an estate home sits empty.

The City’s by-law provides a death-of-owner exemption where the qualifying vacancy results from the owner’s death. It applies to the occupancy year of death and may be claimed again for the immediately following occupancy year. It is not an indefinite exemption for every property held by an estate. Ottawa Vacant Unit Tax by-law

Make sure someone is responsible for the declaration and supporting information. Eligibility for an exemption does not mean the paperwork can be ignored. Ottawa property-status declaration guidance

Other property-specific questions should be raised early:

• Condominium: Are fees current, and are there special assessments or relevant status-certificate issues?

• Rural property: What records exist for the well, septic system, access and heating equipment?

• Tenanted property: What tenancy obligations affect showings and closing? Obtain legal advice before promising vacant possession.

• Family purchase: Does a proposed sale to a beneficiary require additional valuation, conflict-management or legal steps?

9. Closing the sale is not the same as finishing the estate

The sale proceeds are not automatically ready to divide among beneficiaries when the transaction closes.

The estate may still owe taxes, professional fees and other liabilities. A CRA clearance certificate is different from probate: it addresses specified tax liabilities before assets are distributed.

CRA warns that a legal representative who distributes assets without obtaining a clearance certificate can become personally liable for unpaid amounts, up to the value distributed. Coordinate any distributions and reserves with the estate’s lawyer and accountant. CRA clearance-certificate guidance

How I can help with the real estate side

My role is to help turn the property sale into a clear, manageable plan while your lawyer and accountant handle their respective responsibilities.

That can include assessing current Ottawa market conditions, comparing preparation options, developing a pricing and marketing strategy, coordinating the agreed sale preparations, and evaluating offers on more than price alone.

Closing certainty, conditions, preparation costs and timing all deserve consideration.

The strongest estate-sale plan is one the trustee can explain: who authorized the decisions, what information supported the price, why particular work was undertaken, and how the transaction fits the estate’s legal and financial requirements.

If you are responsible for selling an estate home in Ottawa, contact Joel Marshall at Marshall & Company. We can start with the property, identify the practical next steps and coordinate the sale strategy with your professional advisers.

General information for Ontario estate-property sales, current as of November 2, 2026. This article is not legal, tax or insurance advice. Requirements depend on the estate, ownership structure and property.

Ottawa winter maintenance is about more than getting the snowblower ready. It is about keeping water where it belongs, making sure your heating system is dependable, and spotting small problems before freezing temperatures make them harder to fix.

Whether you own a detached home in Kanata, a townhouse in Barrhaven or an older property closer to downtown, the priorities are similar. The details depend on your home’s age, construction and equipment.

My approach is simple: deal with safety and water first, comfort second, and cosmetic projects later.

1. Give rain and melting snow somewhere to go

Before winter settles in, check your eavestroughs and downspouts for leaves, debris, loose connections and signs of overflow. Look at where the water actually ends up, not just whether the gutters appear clean.

A downspout that empties beside the foundation can leave water exactly where you do not want it. Discharge should flow toward suitable drainage, without creating an icy walkway or sending water toward a neighbouring home.

The Government of Canada recommends checking eavestroughs and downspouts at least twice a year, in fall and spring, with additional checks after severe weather. Hire a professional when access requires unsafe ladder or roof work. Government of Canada drainage guidance

Worth checking: Window wells, basement entrances and low spots where water collected during the last heavy rain. Winter does not make an existing drainage problem disappear.

2. Prepare your heating system, and keep its vents clear

Follow your heating equipment’s maintenance schedule. If service is due, arrange it before you are relying on the system through a prolonged cold spell.

Check the filter and clean or replace it according to the manufacturer’s instructions. Keep supply registers and return-air grilles clear of furniture and stored items. Natural Resources Canada recommends following the equipment manufacturer’s cleaning and servicing procedures. Heating-system maintenance guidance

Outside, identify the heating-system intake and exhaust openings before snow hides them. Keep them clear throughout the season, including after drifting snow or snow removal.

Test smoke and carbon monoxide alarms according to their instructions, and check replacement dates. Review Ottawa Fire Services’ current guidance to confirm your home has the required CO alarm coverage. Ottawa carbon monoxide alarm guidance

Carbon monoxide exposure is a particular concern during colder months, when fuel-burning heating equipment is in use. Never operate a fuel-powered generator or barbecue inside a home or garage. Health Canada

3. Winterize outdoor plumbing before it becomes urgent

Disconnect garden hoses and winterize outdoor taps according to their design. Where applicable, shut off the indoor supply and drain the outdoor line. Have irrigation systems properly winterized, and empty rain barrels before freezing temperatures.

Inside, know where your main water shut-off is and keep it accessible. If you are unsure how your plumbing should be winterized, ask a plumber rather than assuming every tap or system works the same way. Municipal winter-preparation checklist

Ottawa also has properties vulnerable to frozen municipal water-service pipes. If the City has contacted you about that risk, follow its property-specific instructions. Do not assume advice to leave water running applies to every home. City of Ottawa frozen-service guidance

4. Take recurring ice buildup seriously

Large icicles may look seasonal, but recurring ice buildup along the roof edge deserves attention, especially if it comes with ceiling stains or previous leaks.

An ice dam can develop when snow melts higher on the roof and refreezes near the colder edge, trapping water behind it. Natural Resources Canada identifies attic air sealing and adequate insulation as important preventive measures. Roof and attic guidance

The answer is not automatically “add more insulation.” Have a qualified contractor assess heat leakage, insulation and ventilation together.

Do not climb onto an icy roof or chip at ice with tools that could damage the roofing. Arrange professional help for hazardous buildup or suspected leaks.

5. Watch what your windows are telling you

Persistent condensation is worth investigating, but it does not automatically mean your windows need replacing.

Condensation becomes more likely as outdoor temperatures fall or indoor humidity rises. Moisture on the glass can be a prompt to review ventilation and humidity before committing to an expensive window project. Natural Resources Canada condensation guidance

Use bathroom and kitchen exhaust ventilation as intended, and follow the operating instructions for your home’s ventilation system. Wipe up accumulated moisture and investigate recurring wet sills, staining or mould.

The goal is a comfortable home without allowing moisture to collect on cold surfaces.

6. Plan for an outage before the lights go out

Prepare supplies for at least 72 hours, including water, food, flashlights, charged power banks, medications and items your children or pets need.

Hydro Ottawa also recommends planning backup power for essential medical equipment and sump pumps. If you depend on either, understand what will happen when the electricity stops and arrange an appropriate backup plan. Hydro Ottawa outage preparedness

If you will be away, arrange someone to check the property and manage snow around access points and vents. Confirm your insurer’s specific requirements before leaving, rather than relying on a neighbour’s policy or a general rule.

A short routine for the rest of winter

Preparation is only the first step. After significant snowfalls or thaws:

• Check accessible heating intakes and exhausts for obstruction.

• Keep entrances, steps and escape routes clear.

• Look for water collecting near the foundation or basement entrance.

• Watch for new ceiling stains or persistent window moisture.

• Check the property after snow removal, not just after the snowfall.

For condo owners, confirm which tasks belong to you and which belong to the condominium corporation. Report common-element concerns to management rather than assuming someone has already noticed them.

Protect the home you have, whether or not you are selling

My real estate perspective is that maintenance should come before presentation. Fresh paint cannot resolve a recurring leak, and an attractive front entrance does not replace dependable heating or safe access.

Keep service records, invoices and notes about repairs. They help you manage the property and explain its maintenance history when it is time to sell.

You do not need to complete every project at once. Start with safety concerns, active water problems and overdue servicing, then build a manageable seasonal routine.

Planning a move in Ottawa? Contact Joel Marshall at Marshall & Company to discuss how your home’s condition and preparation fit into your selling plans.

The Bank of Canada has raised its overnight policy rate by 0.25 percentage points to 2.5%. For Ottawa homeowners and buyers, the question is whether this marks the beginning of further increases or a cautious adjustment.

Today’s decision does not settle that question. It does make one thing clear: planning around guaranteed rate cuts would be a mistake. Bank of Canada announcement

Why raise rates now?

In his prepared remarks, Governor Tiff Macklem identified two developments: a worsening inflation outlook driven by persistent energy costs, and a Canadian economy showing more resilience than previously expected.

The concern is not simply expensive gasoline. It is that prolonged increases in energy and other business costs could spread into prices across the economy.

Macklem also acknowledged the case for holding rates. Inflation excluding gasoline was 2.2%, core measures remained close to 2%, and the economy still had unused capacity.

Nevertheless, Governing Council judged the risk of more persistent inflation serious enough to act. Macklem’s opening statement

The message that matters for the next decision

Macklem said:

“There could be a need to raise the policy rate further, but given the uncertainties, we will proceed carefully.”

That leaves further increases on the table without committing to a schedule. My interpretation is that borrowers should prepare for uncertainty, not assume either a rapid hiking cycle or an immediate reversal. Official remarks

The outlook behind the decision

The October Monetary Policy Report projects inflation above 3% through much of 2027 and describes an improved outlook for economic activity, alongside substantial uncertainty.

Those are forecasts, not guarantees. But they help explain why the Bank is looking beyond today’s inflation reading when setting policy. October Monetary Policy Report

What it means for your mortgage

The impact depends on your mortgage structure and your lender’s response.

Variable rate with adjustable payments: If your contractual rate increases, your payment generally increases.

Variable rate with fixed payments: Your payment may initially remain unchanged, but more goes toward interest and less toward principal. Contractual trigger provisions can become important.

Existing fixed-rate mortgage: Your contracted rate stays unchanged during its term. The question becomes what rate is available when you renew.

Check your agreement and ask your lender for the effect on your specific mortgage, rather than assuming every borrower faces the same payment change. Financial Consumer Agency of Canada

My take for Ottawa buyers and sellers

A national rate announcement is important, but it is not a property valuation.

For buyers, I would treat today as a reason to refresh the financing conversation. Confirm your budget with your mortgage professional, including how much room remains if borrowing costs rise again. Avoid making a purchase work only under an optimistic rate forecast.

For sellers, the practical priority remains positioning the property against its actual competition. Higher borrowing costs can constrain budgets, but that does not translate into an automatic, uniform price reduction across Ottawa.

Condition, location, property type, competing inventory and recent comparable sales still need to drive the strategy.

What would change the outlook?

My analytical watchlist has two sides:

• Further increases become more plausible if energy costs remain elevated and price pressure spreads.

• A pause becomes more plausible if inflation pressure eases or economic activity weakens materially.

These are scenarios, not predictions or promises about the next meeting.

The takeaway is to build a plan that can handle more than one outcome. Whether you are buying, selling or approaching renewal, a resilient budget is more useful than trying to call the exact turning point in interest rates.

Considering a move in Ottawa? Contact Joel Marshall at Marshall & Company to discuss how your property plans fit the local market, alongside financing advice from your mortgage professional.

This analysis draws on the Bank’s published decision, Monetary Policy Report and prepared remarks. It does not incorporate a verified full Q&A transcript. General information only, not personalized mortgage or financial advice. Cover: AI-generated editorial illustration, not a photograph of the press conference.

Preparing your home for sale does not have to mean renovating it from top to bottom. In many cases, the smartest investment is making what you already have look clean, well maintained and ready for its next owner.

The goal is not to create your dream home just before you leave. It is to remove the distractions that prevent buyers from seeing its value.

RE/MAX Canada identifies painting, kitchens and bathrooms among worthwhile renovation considerations, while emphasizing that returns depend on the local market and the amount invested. Its guidance draws on its 2021 Renovation Investment Report, so it should be treated as general direction, not a current Ottawa price guarantee. RE/MAX Canada

With that in mind, here are my five priorities for a practical pre-sale improvement plan. This is a starting point, not a statistically measured ranking of Ottawa renovation returns.

1. Fresh paint where it makes a difference

Paint is often the first project worth considering because it can change the feel of several rooms without changing the layout or fixtures.

Scuffed hallways, patched walls and strongly coloured bedrooms can distract from an otherwise appealing home. A coordinated, neutral palette helps buyers focus on the space instead of their repainting list.

Start with the entrance, main living areas and any rooms with obvious wear. Choose colours that work with the existing flooring, cabinets and countertops. A warm white that looks beautiful in one home can look yellow or washed out in another.

Preparation matters as much as colour. Repair minor surface damage, use the right finish and keep edges clean.

In the American National Association of REALTORS®’ 2025 remodeling report, painting the whole home or a single room topped agents’ recommendations for sellers. That supports considering paint early, but it does not establish a specific Canadian financial return. NAR remodeling report

Keep the scope sensible: Repaint what needs it. Do not cover water stains or recurring cracks without investigating their cause.

2. Decluttering, deep cleaning and targeted staging

This is a preparation project rather than a renovation, but it deserves a place near the top of the list.

Before buying new finishes, make sure buyers can see the rooms, storage and natural light they are already getting.

Remove furniture that blocks circulation. Clear kitchen counters, organize closets and give each room an obvious purpose. A spare bedroom filled with boxes tells a different story from the same room arranged as a comfortable bedroom or functional office.

Then clean beyond the everyday routine, including windows, baseboards, appliances, grout and light fixtures. Address the source of lingering odours instead of masking them with fragrance.

A staging consultation can help you decide what to keep, move or remove. Renting furniture for every room is not automatically necessary.

NAR’s 2025 staging survey found that agents frequently viewed staging as helpful to buyers’ ability to picture a property as their future home. These are U.S. survey findings, not proof of a guaranteed Ottawa sale-price increase. NAR staging report

Keep the scope sensible: Start with the furniture you own and focus on the rooms that matter most in photographs and showings.

3. A focused kitchen refresh

A kitchen can deserve attention without deserving a complete rebuild.

If the layout works and the cabinets are sound, consider a small package of coordinated improvements:

• Replace worn or mismatched cabinet handles.

• Adjust doors and drawers so they operate properly.

• Repair a dripping faucet or damaged seal.

• Improve tired lighting with suitable fixtures.

• Consider professional cabinet refinishing if the existing material and condition make it worthwhile.

The key is consistency. An expensive countertop beside visibly deteriorating cabinets may highlight the remaining problems rather than solve them.

Before replacing appliances, assess their condition and the expectations of buyers at your home’s likely price point. A functioning kitchen does not automatically need a full suite of premium appliances to sell.

Keep the scope sensible: Compare the cost of a refresh with the home’s realistic resale position before committing to new cabinetry, a different layout or luxury finishes.

4. Bathroom repairs and cosmetic updates

Bathrooms benefit from looking clean, functional and well maintained.

Loose handles, stained sealant, a dripping tap or a tired mirror can make a room feel neglected even when the underlying fixtures are serviceable.

Start with repairs and a thorough clean. Where appropriate, renew deteriorated caulking, repair grout, update a worn faucet or replace an outdated mirror and light fixture.

A coordinated refresh can be more sensible than moving plumbing or replacing every surface immediately before listing.

Moisture problems require a different approach. Persistent staining, soft surfaces or recurring mould should be investigated and properly addressed. Cosmetic work is not a substitute for fixing the underlying issue.

Keep the scope sensible: Aim for a bathroom that feels cared for, not a luxury renovation that the neighbourhood’s comparable sales may not support.

5. Front-entry and curb-appeal improvements

Buyers start forming an impression before they walk through the door.

A tidy entrance helps the exterior match the care you have put into the interior. Clear the walkway, trim overgrown shrubs, remove debris and make sure the front-door hardware works smoothly.

Consider repainting a worn front door when weather and product requirements allow. Clean exterior lights, replace failed bulbs and make the house number easy to read.

For an Ottawa fall or winter listing, prioritize safe, clear access and good lighting over elaborate landscaping. Keep leaves, snow and ice managed, and make the entrance inviting without crowding it.

Keep the scope sensible: A cleanup and modest entry refresh may be enough. A new patio or extensive landscaping project needs its own cost-benefit assessment.

What does “good ROI” actually mean?

A renovation can increase a home’s value and still leave the seller financially behind.

For example, spending $15,000 on work that adds $10,000 to the sale price means recovering about 67% of the cost. It does not mean earning a 67% profit. That is an illustration, not a forecast for any particular project.

Before spending, ask:

• Does this address a visible weakness or a genuine maintenance concern?

• Will likely buyers in this neighbourhood value the improvement?

• Could a smaller repair or refresh accomplish the same objective?

• Will the work delay the listing or introduce unexpected costs?

Significant roof, foundation, moisture or mechanical issues can take priority over every cosmetic project on this list. Those decisions need a property-specific assessment.

Before you renovate, make a selling plan

The best preparation plan is not necessarily the longest one.

For many sellers, a clean, freshly presented home with minor repairs completed is a stronger starting point than an ambitious renovation undertaken without a clear resale strategy.

Before hiring contractors or ordering materials, let’s walk through your home and compare it with the properties buyers will be considering alongside it.

Thinking about selling in Ottawa? Contact Joel Marshall at Marshall & Company to identify what is worth doing, what can wait and what you may be better off leaving alone.

Research as of October 26, 2026

For Canadian homeowners, the next interest-rate decision is only part of the story. The Bank of Canada can leave its policy rate unchanged while fixed mortgage rates rise. It can also raise that rate while longer-term bond yields fall.

That apparent contradiction is central to understanding today’s market. The overnight rate reflects a decision made today; bond yields reflect investors’ expectations about years of growth, inflation and monetary policy, plus the compensation they demand for uncertainty.

Ahead of the October 28 Bank of Canada announcement, the debate is no longer simply about when borrowing costs will fall. It is about whether Canada needs higher rates to prevent an energy-price shock from becoming lasting inflation, or whether additional tightening would unnecessarily weaken an already vulnerable economy.

October 28: a close call, with the balance leaning toward a hike

The Bank of Canada’s next scheduled decision and Monetary Policy Report arrive on Wednesday, October 28. The policy rate entering the meeting is 2.25%. Bank of Canada schedule; policy-rate history.

A Reuters poll conducted October 21–23 found that 19 of 34 economists expected a quarter-point increase to 2.50%. That is a narrow majority, not a unanimous call. Reuters also reported that BMO chief economist Doug Porter interpreted the Bank’s communications as pointing toward an increase, even though he was not personally in favour of hiking given weaker economic conditions. Reuters, October 26.

My assessment: a 25-basis-point hike is the leading near-term outcome, but a hold remains credible. More important than the single decision will be whether the Bank describes any increase as limited insurance against inflation, or the beginning of a sustained tightening cycle. This is analysis, not a claim to know the decision in advance.

First, separate the three rates that matter

The overnight policy rate influences lenders’ prime rates and therefore many variable mortgages and lines of credit. The payment impact depends on the mortgage contract: some payments adjust, while others initially allocate more of the same payment to interest.

Government of Canada bond yields are market prices expressed as annualized yields. The two-year yield is particularly sensitive to the expected near-term policy path. Five-year yields are an important reference for five-year fixed mortgage pricing. Ten-year yields also reflect longer-run inflation, global capital flows and the premium investors require to lend for longer.

Your mortgage rate includes more than a government bond yield. Lender funding costs, credit and liquidity risk, capital requirements, competition and the borrower’s circumstances also matter. A 0.25-percentage-point decline in a bond yield does not guarantee an identical reduction in a mortgage quote.

For existing fixed-coupon bonds, prices generally rise when yields fall, and fall when yields rise. A “bullish” bond outlook therefore usually means lower yields, not higher ones.

What the Big Five are saying

RBC: patience now, tightening later

RBC Economics’ October 13 outlook keeps the Bank on hold through 2026, followed by gradual increases in 2027. Its published table puts the overnight rate at 3.25% at the end of next year. RBC’s reasoning combines an improving economy with recognition that higher market borrowing costs are already restraining demand.

Its five-year government yield forecast moves from 3.45% at the end of 2026 to 3.55% at the end of 2027; its ten-year forecast is 3.75% at both dates. That is a modest bond-yield change despite a full percentage point of anticipated policy tightening. RBC October outlook; RBC forecast table.

TD: a stronger case for waiting

TD Economics’ September table holds the overnight rate at 2.25% through 2027. Its October 23 commentary argues that a hike now would be premature: weaker trade conditions and the labour market counterbalance energy-related inflation risks.

TD projects the five-year government yield falling from 3.50% at year-end 2026 to 3.05% at year-end 2027, and the ten-year from 3.70% to 3.30%. This illustrates an important possibility: fixed-rate borrowing conditions could improve without a new round of policy-rate cuts. TD forecast tables; TD October 23 commentary.

Scotiabank: act early to avoid more tightening later

Scotiabank’s October 23 preview expects a quarter-point hike on October 28. Its argument is preventive: waiting for persistent energy costs to spread more broadly could ultimately require a larger response.

The October 13 forecast table shows a 2.50% policy rate at year-end 2026 and 3.25% by the second quarter of 2027, remaining there through year-end. Yet its five-year bond forecast declines from 3.65% to 3.55% between the two year-ends, and its ten-year from 3.90% to 3.75%. Even a hawkish policy forecast does not necessarily imply continuously rising long-term yields. Scotiabank meeting preview; October forecast tables.

BMO: distinguish an expected decision from a preferred decision

BMO is an important warning against relying on an undated forecast comparison. Earlier reporting described a hold-through-2027 position; Porter’s latest comments point toward expecting an October hike instead. His distinction between what the Bank is likely to do and what he thinks it should do matters.

A revised, comparable BMO year-end bond-yield table could not be verified for this article. The chart therefore leaves its numerical forecasts blank rather than presenting an older path as current. Earlier BMO position, reported October 14; Porter’s latest comments.

CIBC: trade and labour supply complicate the outlook

CIBC’s September 24 research emphasizes two competing forces: tariffs threaten growth, but slower labour-force expansion means a modest jobs report may be less weak than the same number would have been previously. The economy’s speed limit matters alongside its actual speed.

That is useful macroeconomic context, not a verified October 28 call. CIBC’s October 23 report was identifiable, but its full text and a current comparable forecast table were not accessible in this research. I have not inferred its current rate path from the headline or filled gaps with older numbers. CIBC September analysis; October report listing.

Forecast chart: the rest of 2026 and 2027

All figures below are end-of-period percentages, not annual averages, retail mortgage rates or live market quotes. These are dated bank forecasts, not a single same-day survey. NV means a current comparable figure was not verified; it does not mean zero or that the bank has no forecast.

Bank / forecast vintage	Policy Q4 2026	Policy Q2 2027	Policy Q4 2027	5-year bond Q4 2026	5-year bond Q2 2027	5-year bond Q4 2027	10-year bond Q4 2026	10-year bond Q4 2027
RBC / October 2026	2.25	2.75	3.25	3.45	3.50	3.55	3.75	3.75
TD / September 2026	2.25	2.25	2.25	3.50	3.30	3.05	3.70	3.30
Scotiabank / October 13, 2026	2.50	3.25	3.25	3.65	3.55	3.55	3.90	3.75
BMO / revised table not verified	NV	NV	NV	NV	NV	NV	NV	NV
CIBC / current table not verified	NV	NV	NV	NV	NV	NV	NV	NV

Scroll the table horizontally on smaller screens.

Sources: the RBC, TD and Scotiabank tables linked above. The chart deliberately does not average the available banks or call them a five-bank consensus.

The striking comparison is between RBC and TD. Their end-2027 policy forecasts differ by one percentage point, but their five-year yield forecasts differ by half a point. Scotiabank anticipates higher policy rates alongside slightly lower bond yields. Markets can price tightening before it occurs and can also anticipate its eventual success in controlling inflation.

The macro picture: inflation is not moving in one direction

September’s headline CPI increased 3.1% year over year, up from 3.0% in August. But excluding gasoline, inflation slowed to 2.2% from 2.4%. Gasoline prices were up 27.8%. Those figures describe an energy-heavy inflation problem, not proof that every part of the economy is overheating. Statistics Canada, September CPI.

The forward-looking question is whether fuel and transportation costs become broader price increases. The Bank’s business survey reports continued plans to pass higher costs to customers, but also spare capacity and competitive pressure limiting pricing power. Its timing matters: much of the interviewing preceded the breakdown in trade talks, and more recent responses were weaker on activity and more concerned about inflation. Bank of Canada, third-quarter Business Outlook Survey.

Growth forecasts also differ substantially. The Parliamentary Budget Officer projects real growth of 0.9% in 2026 and 1.5% in 2027, with trade measures weighing on the outlook. This is a useful counterweight to the stronger recovery scenarios: the economy may not absorb higher financing costs as comfortably as optimistic forecasts suggest. PBO, October outlook.

The case for bond yields going down

1. Weak demand prevents broad inflation. Households facing higher fuel bills and debt payments have less to spend elsewhere. Businesses unable to pass through costs absorb them in margins instead. If underlying inflation stays contained, investors could remove some anticipated hikes from bond prices.

2. Trade damage outweighs the investment recovery. Weaker exports, delayed business spending and softer hiring would reduce expected growth. The front and middle of the yield curve could rally as the expected policy path moves lower.

3. Energy pressures ease. A durable improvement in supply would lower immediate inflation pressure and reduce the risk of repeated price increases. The relevant test is persistence, not one good week for oil.

4. Higher yields become self-correcting. More expensive mortgages and business loans restrain demand even before the central bank acts. If that restraint is greater than expected, markets may conclude that less official tightening is necessary.

5. Global risk appetite weakens. Investors seeking high-quality government bonds can push their prices up and yields down. However, falling government yields do not guarantee cheaper credit for everyone: lender and corporate risk spreads can widen during stress.

This is the lower-yield scenario, not a promise of a return to ultra-low mortgage rates. It can occur through reduced expectations of future hikes without any immediate policy-rate cut.

The case for bond yields continuing to climb

1. Energy inflation becomes persistent services and goods inflation. Repeated fuel, freight and input-cost increases could broaden into selling prices and wage demands. Investors would then require a higher expected policy path and greater inflation compensation.

2. Fiscal and private investment support demand more than expected. Infrastructure, defence and business investment can support activity while trade weakens. New investment eventually expands productive capacity, but its initial spending can arrive before that new capacity is available.

3. U.S. yields pull Canadian yields higher. Canada is part of a global bond market. A rise in U.S. real yields or inflation risk can increase the return investors require on Canadian debt, even if Canada’s domestic outlook is weaker. The two countries need not move one-for-one.

4. Investors demand a larger term premium. Long-term yields contain compensation for holding duration through uncertain inflation and fiscal conditions. Greater bond supply or more uncertainty can lift that premium without a matching change in today’s overnight rate.

5. Currency weakness complicates disinflation. A weaker Canadian dollar can raise the Canadian-dollar cost of imports. The Bank does not target a particular exchange rate, but a persistent currency-driven inflation impulse can affect the policy outlook.

These are conditional mechanisms, not additional forecasts attributed to the five banks. The most difficult outcome would be weak growth combined with stubborn inflation: borrowing costs could stay elevated even while housing activity struggles.

My assessment: stabilization is plausible; a straight-line decline is not assured

The verified tables do not support a simple claim that all rates are heading sharply higher, or sharply lower. They support a more nuanced view: policy rates may rise while longer-term yields stabilize or ease, because markets already anticipate some tightening.

My central reading is that sustained relief in fixed borrowing costs requires evidence that inflation pressures are narrowing and demand is cooling enough to prevent repeated price increases. Until then, bond yields are likely to remain sensitive to inflation releases, trade developments and global markets.

I would watch three developments most closely: whether underlying inflation accelerates over several months; whether employment and household demand weaken persistently; and whether higher U.S. yields reflect stronger growth, inflation fears or an increased term premium. Those explanations imply different risks for Canada.

The October 28 decision should be judged against what markets already expect. A hike accompanied by reassuring inflation projections could produce lower yields. A hold accompanied by warnings of several future hikes could produce higher ones. The surprise in the message matters as much as the headline decision.

What this means for Ottawa buyers, owners and sellers

For buyers, focus on a comfortable payment and financial flexibility rather than a forecast-dependent maximum budget. For owners renewing, compare actual mortgage offers, penalties, prepayment options and cash-flow consequences with a licensed mortgage professional; a bond forecast is not a personalized fixed-versus-variable recommendation.

For sellers, improved borrowing conditions could help affordability, but rates alone do not determine local prices. Employment, inventory, property type and neighbourhood demand remain important.

The practical takeaway is straightforward: watch the bond market as closely as the Bank of Canada, and plan for more than one rate path.

General market commentary, not personalized investment, mortgage or financial advice. Forecasts can change. This analysis was prepared before the October 28, 2026 Bank of Canada decision.

Ottawa’s mayoral election is about more than who occupies the mayor’s office. It is a choice about how the city pays for services, where new homes are built and how people get around. With voting day on October 26, those questions deserve a closer look. City election dates

This overview focuses on Mark Sutcliffe, Jeff Leiper, Neil Saravanamuttoo and Alex Lawson—the four leading candidates in Quorus Consulting’s October 8–15 survey of 807 Ottawa residents. Among all respondents, their support was 28%, 24%, 7% and 4%, respectively. Another 33% did not name a choice, including people who would not vote. This was an online, non-probability survey, not a prediction of the result or a reason to dismiss other candidates. Quorus polling and methodology

The summaries below describe campaign proposals, not adopted policies. The discussion of their possible effects is analysis, not an endorsement.

Mark Sutcliffe: Tax restraint and continued growth

The incumbent mayor is seeking another term with a platform combining limited tax increases, housing approvals and transportation investment.

Property taxes: Sutcliffe promises a 2–2.5% limit on increases for the first two years of the next term. That is not a four-year tax freeze.

Development: He proposes supporting approvals for at least 75,000 additional homes by 2030, faster development reviews and more density near rapid transit. His platform also targets 10,000 affordable, supportive or transitional homes by 2030. Importantly, the broader 75,000 figure measures approvals and permissions—not completed homes.

Transportation: Proposals include a $95 monthly adult transit pass, restored express routes, additional buses and operators, and advancing Stage 3 LRT toward Kanata, Stittsville and Barrhaven. Major elements depend on provincial and federal participation. Sutcliffe’s platform

What it could mean: This approach seeks to make growth and major investment compatible with restrained tax increases. The test would be whether funding arrangements, construction and service improvements arrive on the promised timelines.

Jeff Leiper: Service reliability and investment in existing neighbourhoods

Leiper, a three-term Kitchissippi councillor, is campaigning on improving everyday services and repairing the infrastructure Ottawa already owns.

Property taxes: He has proposed a 1% infrastructure levy but has not supplied a firm overall tax-increase target. The levy should not be confused with a promise to limit the entire increase to 1%. Reporting on the levy proposal, CFRA interview summary

Development: His housing plan targets 1,500 new non-profit homes annually through city land, long-term leases and accelerated approvals. He also proposes a fund to acquire at-risk rental buildings and move them into non-profit ownership.

Transportation: Leiper emphasizes restoring service cuts, publishing service standards, expanding dedicated bus lanes and prioritizing the Baseline bus rapid transit project. Leiper’s platform

What it could mean: The emphasis is on making established communities work better and preserving affordable housing. Residents would need to weigh those improvements against the eventual full budget, rather than judging the infrastructure levy in isolation.

Neil Saravanamuttoo: Spending reform and a larger public housing role

Saravanamuttoo brings a public-finance and infrastructure-economics background to a campaign focused on scrutinizing costs and changing how services are delivered.

Property taxes: He has not promised a numerical ceiling. His position is to review spending, establish achievable savings and assess infrastructure needs before deciding the tax requirement. Saravanamuttoo’s fiscal plan

Development: He proposes expanding Ottawa’s public housing builder through ARRIV, with a goal of 25,000–30,000 additional non-market homes over roughly two decades. The model would use rents to cover financing and operating costs, with city-backed borrowing and a reserve for risk. This is a long-term proposal, not a four-year construction promise. Public housing proposal

Transportation: His plan calls for $1 fares capped at $40 monthly, alongside network and accountability reforms. His campaign says this can be done without new taxpayer costs; that remains a funding claim to evaluate, not an established outcome. Transit recovery plan

What it could mean: Lower fares and more non-market rentals could broaden affordable choices. Delivery would depend on the savings, financing and operating assumptions holding up at scale.

Alex Lawson: Low tax increases and faster homebuilding

Lawson is a homebuilder and business owner campaigning on municipal efficiency, affordability and core services.

Property taxes: His published plan proposes no increase in 2027, 1% in 2028 and increases at or below 2% afterward. He also proposes repealing the Vacant Unit Tax while replacing its affordable-housing funding through savings. Lawson’s platform

Development: Lawson proposes halving permit and approval times and cutting development charges in half for one year. His approach focuses on reducing the costs and delays facing builders. Housing-related commitments

Transportation: His proposals include OC Transpo management reforms, restored express service, smarter traffic signals and better construction coordination. He also advocates a southern ring road as a provincial highway. Lawson’s campaign proposals

What it could mean: This approach aims to lower near-term costs and accelerate construction. The questions are whether savings can support the tax limits, how reduced development-charge revenue would be replaced, and whether provincial partners would advance the road proposal.

What this means for Ottawa

These platforms offer different answers to three connected questions: what residents should pay, what the city should build and what services people should expect.

A lower tax increase matters to household budgets, but it is only part of affordability. Transportation costs, service reliability and the condition of local infrastructure also shape the cost of living in a neighbourhood.

Likewise, more housing approvals are useful only if projects can secure financing, infrastructure and construction capacity. Public and non-profit housing proposals need the same scrutiny around land, delivery timelines and long-term costs. A large target alone does not establish how quickly homes will become available.

For transportation, the most practical comparison is not simply the cheapest fare or the biggest expansion map. It is whether the plan can deliver dependable trips where and when residents need them, with a credible way to pay for the service.

For anyone thinking about a move, the useful takeaway is to watch actual budgets, funded projects and completed improvements—not assume an election promise will immediately change a property’s value.

Ottawa’s next chapter will be shaped by implementation as much as election-night headlines. Whatever the result, the questions remain the same: what will be delivered, when will it happen, and who will pay?

Nonpartisan overview based on information reviewed October 24, 2026. Campaign commitments may change.

Ottawa market insights · Fall 2026

I contributed local commentary to RE/MAX Canada’s Ottawa fall housing outlook, published October 7, 2026. Here is a concise overview of the report’s key findings, followed by practical considerations for your next move.

The figures, with the right comparison period

The accompanying RE/MAX data table compares January 1–July 31, 2025 with January 1–July 31, 2026. These are not full-year results or September-only figures.

• Average residential sale price: $715,905 → $699,346, down 2.3%.

• Sales: 7,732 → 7,166, down 7.3%.

• Listings recorded during the period: 15,426 → 15,562, up approximately 0.9%.

The data table’s Ottawa outlook projects a 0.5% decline in the full-year average price and a 2% decline in sales versus 2025. The city article’s FAQ gives a 1–3% sales-decline range. These are forecasts, separate from the observed January–July comparisons.

Source: RE/MAX Fall 2026 data table. Listings recorded over a period are different from the number of homes actively available on a particular date.

A market that varies by property and location

The report describes balanced conditions leaning toward buyers. It identifies well-kept central detached homes as relatively resilient, with greater pressure affecting condos, townhomes, rural properties and parts of the suburbs.

For a seller in Kanata or Stittsville, the useful question is which homes a buyer would compare with yours. Review recent nearby sales alongside competing listings, then consider layout, upkeep, parking, lot characteristics and location. A citywide price movement is not a valuation of your own home.

For a rural or waterfront sale in Rideau Lakes or Frontenac, build the comparison around the property’s actual use. Year-round access, services, shoreline characteristics and the condition of the buildings deserve attention before a broad market headline is applied to the asking price.

Buyer confidence and the compromises people weigh

Economic uncertainty is the report’s main explanation for first-time-buyer hesitation. It describes more deliberate shopping and resistance to compromised condition, renovation needs or a lengthy commute without a convincing price advantage.

Before viewing homes, separate your non-negotiables from preferences. A workable commute, manageable upkeep and enough space for your household may matter more than a finish that can be changed later. Compare the purchase with the work and time it would require, rather than considering the asking price alone.

Sellers can make that comparison easier by presenting the home clearly. Gather available maintenance records, identify completed improvements accurately and address presentation issues that distract from the property’s strengths.

New construction, rebates and resale competition

My published commentary discussed increased interest in new homes, particularly among buyers already positioned to purchase, and competition from builder incentives. It also highlighted larger detached new builds in suburban and satellite communities.

Market observations and rebate eligibility need to be kept separate. The CRA’s first-time home buyers’ GST/HST rebate guidance sets out buyer and property conditions. Being a move-up buyer does not by itself establish eligibility for a first-time-buyer rebate.

If you are comparing a builder’s offer with resale, ask for a written breakdown of the price, included upgrades, applicable taxes, any assumed rebate assignment and closing adjustments. Confirm eligibility, relevant dates, payment timing and closing procedures with your lawyer and the builder before treating an advertised saving as part of your budget.

The foreign-buyer ban: market commentary versus rules

My contribution characterized the ban’s local effect on affordability and new construction as limited.

That observation is separate from whether a particular purchase is permitted. CMHC’s guidance describes the extension to January 1, 2027, the property areas covered and exceptions. Certain non-Canadian-controlled corporations are also covered, so purchasing through a company is not an automatic solution.

Anyone affected should have their lawyer confirm the buyer’s status, property location and any applicable exception before making a commitment. Rules and dates should be checked again at the time of the proposed transaction.

Planning your next step in Ottawa and Eastern Ontario

Use the report to frame questions, then investigate the part of the market that relates to your plans. Buyers can prepare a focused shortlist and compare alternatives consistently. Sellers can review the evidence behind their price and presentation before launching.

My home buying resources and home selling resources are useful starting points.

Read the full original RE/MAX Ottawa outlook →

Original report: RE/MAX Canada, October 7, 2026, written by Lydia McNutt with commentary from Joel Marshall. This article summarizes the report and adds original local guidance. Policy sources checked October 23, 2026. Forecasts are opinions, not guarantees of future results.

If you would like to discuss how these considerations relate to your neighbourhood or property, get in touch with Joel.

Joel Marshall · Marshall & Company
RE/MAX Boardwalk Realty
613-816-0394 · joel@marshallandco.ca