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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