What Happens After the Deal?
A Step-by-Step Guide to Closing a Property Sale in Canada Without a Realtor
Get ready to pack! With this checklist you’ll have smooth sailing after the hard work of finding your next property is done!
So, you've done the hard part — you’ve found a buyer (or a seller), negotiated the deal, and both parties have agreed on the price and terms. Congrats! But what now?
If you’re buying or selling a home in Canada without a realtor, you might be wondering: who handles what? What legal steps need to be taken? And what fees or taxes should you be ready for?
Here’s a step-by-step guide to walk you through the closing process — from accepted offer to completed sale — without using a real estate agent.
1. Sign the Purchase and Sale Agreement
Once you’ve agreed on the terms, both the buyer and seller need to sign a Purchase and Sale Agreement (PSA) — a legally binding contract that outlines the deal’s key details:
If you're using a platform like Reboo, the app will generate a completed Purchase and Sale Agreement, ready for digital signatures and formatted for each party to take to their legal representative for review and processing. The PSA includes:
Purchase price
Deposit amount
Possession date
Any subjects/conditions (like home inspection or financing)
Tip: Even without a realtor, having a lawyer review the PSA before signing is strongly recommended for both parties.
2. Hire a Lawyer or Notary
In Canada, lawyers (or notaries in Quebec and B.C.) are essential to complete a real estate transaction — they handle all the legal paperwork, conduct title searches, register the transfer, and disburse funds.
Both the buyer and seller will need separate legal representation, not only to ensure their interests are protected but because there are legal processes that must be handled by a licensed legal representative.
3. Submit the Deposit
If your agreement includes a deposit (usually held in trust), it’s important to be prepared before the deal is even signed. Sellers should secure a lawyer or notary who is willing to receive and hold the deposit in trust, and make sure that professional is ready and informed once a deal is negotiated.
The buyer typically submits the deposit:
To the seller’s lawyer
Or to a neutral third party (like a trust account)
The deposit is usually applied toward the purchase price at closing, and is generally due within 24 to 48 hours of signing the Purchase and Sale Agreement — though the exact timing should be stated clearly in the agreement.
4. Conduct Final Checks
Before closing, the buyer’s lawyer will:
Do a title search to confirm ownership and ensure there are no liens
Verify zoning and property taxes
Arrange title insurance (often required by lenders)
Buyers should also complete:
Final financing approval
Home inspection, if it was a condition of the offer
5. Calculate Closing Costs
For Buyers:
Property Transfer Tax (PTT) – Required in most provinces, with rates and rules varying:
B.C.: 1% on the first $200,000, 2% on the amount between $200,000–$2,000,000, 3% above that, with exemptions for first-time buyers
Ontario: Similar to B.C., plus an additional municipal land transfer tax if buying in Toronto
Alberta: No PTT, just a land title registration fee (around $50 base + $5 per $5,000 of property value)
Manitoba: Sliding scale from 0% up to 2%, depending on property price
Legal fees – Typically $800–$2,000, depending on complexity and province
Title insurance – Usually $200–$400
Land registration fees – Vary by province (minimal in Alberta; higher in Ontario)
Adjustments – Include prepaid taxes, utilities, or condo fees (if applicable)
For Sellers:
Legal fees – Generally $800–$1,500
Mortgage discharge fees – Vary by lender but commonly $200–$400
Real Property Report (Alberta) – Sellers must provide this document to confirm property boundaries
Capital gains tax – If you're selling a non-principal residence or investment property
Agent commission – Only if you’ve agreed to pay a buyer's agent (still common in B.C. and Ontario FSBO sales)
Legal fees – Similar to the buyer’s
Mortgage discharge fees – If you're paying off a mortgage
Capital gains tax – If selling an investment property (not your principal residence)
6. Transfer Ownership and Funds
On the closing day:
The buyer’s lawyer transfers funds to the seller’s lawyer
The seller’s lawyer handles the mortgage discharge and pays out any other fees
The title is officially transferred and registered with the province
Once this is complete, the buyer gets the keys!
7. Possession Day
This is the day the buyer officially takes possession of the property. It’s often the same as the closing day — but not always. On possession day:
The buyer can move in
The seller should have fully vacated
A walkthrough is sometimes done to ensure the property is in agreed-upon condition
If the property is not in the agreed-upon condition — for example, if fixtures are missing, the home is not clean, or damage has occurred — buyers have a few options:
Contact their lawyer immediately to report the discrepancy
Hold back a portion of the closing funds (if the issue is discovered before the transaction is finalized)
Pursue legal recourse after closing, which may include small claims court or a negotiated settlement through legal representatives
This is another reason why it’s important to include detailed terms in the Purchase and Sale Agreement, such as required condition on possession, included items, and a right to a final walkthrough.
Final Thoughts
Selling your home without a realtor isn’t just doable — it’s easy. With the right tools and a bit of guidance, the process is far more straightforward than many people realize.
In fact, realtors today are often not involved in every step of the process. Legal professionals still handle the closing, and platforms like Reboo simplify everything from creating the agreement to managing communication and timelines.
If you’ve ever thought about selling without a realtor, now’s the time. With Reboo, you can generate a fully-completed, legally formatted Purchase and Sale Agreement ready for signatures and review by your lawyer or notary. Combine that with your own trusted legal support and a smooth, step-by-step experience in the app, and you're set up for success.
No middle person. No commission. No unnecessary complexity.