Coordinating a Home Sale With a Move to a Retirement Residence

Moving from a longtime home to a retirement residence involves two connected transitions.

The first is choosing a residence, suite and level of support. The second is preparing and selling the current home. When families treat these as completely separate projects, dates and decisions can become difficult to coordinate.

A single working plan can make the process more manageable.

Confirm the Residence Before Committing to a Sale Timeline

Before setting a listing date, understand the residence’s process.

Ask about:

• Suite availability

• Deposits and agreements

• Monthly costs

• Included services

• Required assessments

• Move-in dates

• Notice requirements

• Refund or cancellation provisions

• What furniture will fit

• Whether additional support can be added later

A residence representative can explain its policies. A lawyer can review contractual questions when appropriate.

Do not assume that the preferred suite will still be available several months later or that the home needs to be sold before a suite can be reserved.

Work Backward From the Preferred Move

Once the residence timing is clearer, build a schedule backward.

The plan might include:

1. Measuring the new suite

2. Deciding what will move

3. Distributing or selling other belongings

4. Completing essential home repairs

5. Arranging cleaning and staging

6. Photographing and listing the property

7. Reviewing offers

8. Coordinating the move and closing

These steps may overlap, but writing them down helps the family understand what needs to happen and who will be responsible.

Decide Whether to Move Before or After Listing

Some homeowners remain in the property while it is shown. Others move to the residence first and list the home afterward.

Moving first may make sorting, preparation and showings easier. It can also allow the homeowner to settle into the residence without the disruption of buyer visits.

However, this approach may temporarily create two sets of housing expenses.

Remaining in the home avoids that overlap but can make preparation and showings more tiring.

The decision should consider:

• Finances

• Health and mobility

• Available family help

• The amount of preparation required

• Suite availability

• Comfort with showings

• Local market conditions

There is no universal sequence that is right for everyone.

Sort According to the New Space

Instead of asking, “What should we get rid of?” begin with, “What do we want to bring?”

Obtain measurements and, if possible, a floor plan for the new suite. Identify the furniture, photographs, artwork and personal belongings that will make it feel familiar.

From there, divide the remaining items into practical categories:

• Family

• Donate

• Sell

• Recycle

• Dispose

• Review later

A limited “review later” category can keep the process moving when a decision is emotionally difficult. There are companies that provide downsizing services that include helping with the sorting. 

Prepare the Property Without Overdoing It

A longtime home does not need to be completely modernized before selling.

The most useful work often includes:

• Addressing obvious defects

• Improving lighting

• Deep cleaning

• Reducing clutter

• Completing minor repairs

• Improving the entrance

• Removing damaged or worn items

• Presenting rooms according to their intended use

Before spending money on a major renovation, obtain advice about whether buyers are likely to recognize enough added value.

Keep Communication Organized

When several relatives and professionals are involved, communication can become confusing.

Designate one family contact—with the homeowner’s agreement—to coordinate schedules and share updates. That person does not replace the homeowner as decision-maker. The role is to ensure everyone receives consistent information.

A shared calendar or written checklist can track residence appointments, contractor visits, showings, legal matters and moving dates.

Plan the Move With the Person, Not Just the Possessions

The emotional side of the move deserves as much attention as the logistics.

If possible:

• Visit the residence more than once

• Attend a meal or activity

• Decide where favourite belongings will go

• Arrange the suite before arrival

• Preserve familiar routines

• Allow time for goodbyes

• Avoid scheduling too many decisions on the same day

A move can be the right decision and still involve grief, uncertainty or fatigue.

One Coordinated Plan Reduces Pressure

Residence staff, family members, movers, lawyers and real estate professionals each have different responsibilities. The process becomes easier when those roles are coordinated around one realistic timeline.

As a Seniors Real Estate Specialist®, I can help manage the real estate portion, develop the sale schedule and work alongside the residence and professionals your family selects.

You do not need to wait until a suite has been chosen or the house is ready to list. An early conversation can identify the decisions ahead and help prevent the move from becoming an emergency.

schedule your personal, no obligation consultation Here

Most sellers do not have the option of moving out before their home is listed. They continue working, preparing meals, caring for children or pets and managing an ordinary routine while buyers come through the property.

That can feel intrusive, especially when a home remains on the market for longer than expected. A practical showing plan can make the experience much more manageable.

Prepare for Real Life, Not Perfection

A home does not need to look untouched every hour of the day.

The objective is to create a clean, welcoming property that buyers can understand easily. Start by simplifying the rooms buyers are most likely to notice:

• Entryway

• Kitchen

• Living and dining areas

• Primary bedroom

• Bathrooms

• Main storage areas

• Backyard or balcony

Remove items you will not use before moving and give everyday belongings an easy place to go. A basket or container in each frequently used room can make last-minute tidying much faster.

Complete the Larger Preparation Before Listing

Once showings begin, you should not still be completing disruptive projects unless absolutely necessary.

Before professional photography, try to finish:

• Minor repairs

• Touch-up painting

• Deep cleaning

• Decluttering

• Exterior tidying

• Light-bulb replacement

• Window cleaning

• Furniture adjustments

Doing this work in advance allows you to concentrate on maintaining the home instead of constantly preparing it.

Establish a Simple Daily Routine

The easiest showing routine is one you can repeat quickly.

Each morning:

• Make the beds

• Clear bathroom counters

• Put dishes away

• Open curtains or blinds

• Remove obvious clutter

• Empty visibly full wastebaskets

• Check for pet hair or odours

Before leaving for a showing:

• Turn on the lights

• Put toilet lids down

• Clear the kitchen sink

• Secure medication and valuables

• Take pets with you when possible

• Make sure exterior access is safe

A written checklist near the door can reduce the feeling that you have forgotten something.

Plan for Children

Trying to maintain a display-home appearance with children can create unnecessary stress.

Give each child a clearly labelled bin or basket for toys and personal belongings. Before a showing, those items can be gathered quickly without needing to organize them perfectly.

It may also help to limit the number of toys or activities available during the listing period. Pack less frequently used belongings early and keep a smaller selection accessible.

Explain the process in an age-appropriate way. Children may respond better when they understand why people are visiting and what the family is working toward.

Plan for Pets

Pets are part of the family, but not every buyer is comfortable around animals. Pets can also become frightened or escape when unfamiliar people enter.

Whenever possible, arrange for pets to leave during showings. Prepare a portable bag with leashes, food, medication, waste bags and anything else you may need.

Pay particular attention to:

• Litter boxes

• Food bowls

• Yard cleanup

• Pet hair

• Scratched doors or trim

• Bedding and odours

Never assume that a note asking buyers not to let a pet out will be enough to keep the animal safe.

Protect Privacy and Security

Buyers will look inside closets and other areas that are part of the home, but personal documents and valuables should be secured.

Before listing, remove or lock away:

• Financial documents

• Passports and identification

• Prescription medication

• Jewellery

• Spare keys

• Portable electronics

• Private family information

Also consider what appears in photographs. Family pictures should be removed, reducing highly personal material helps protect privacy and allows buyers to focus on the home.

Establish Reasonable Showing Expectations

Access matters when selling, but your household still needs a workable routine.

Discuss showing notice, preferred hours and any unavoidable restrictions before the property is listed. Some flexibility can help attract buyers, particularly those with limited availability, but that does not mean every request will be practical.

Clear communication allows your REALTOR® to coordinate access while minimizing surprises.

A Manageable Plan Makes a Difference

Selling an occupied home requires cooperation, but it should not take over your entire life.

Good preparation, a repeatable routine and clear showing arrangements can reduce disruption while presenting the home professionally.

If you are planning to sell in Orléans or the surrounding area, I can help you decide what should be completed before listing, what can be left alone and how to create a showing plan that works for your household.

Schedule your no obligation consultation Here

A condominium can be an appealing option for someone who wants fewer exterior maintenance responsibilities and a more manageable home, and for those who want to travel.

However, a condo that looks suitable during a short showing may not work as well in everyday life. Buyers need to evaluate the entire route from the parking area or sidewalk to the unit—not only the kitchen and living room.

Begin at the Property Entrance

The evaluation should start before entering the building.

Look for:

• A step-free route

• Safe passenger drop-off

• Convenient visitor parking

• Well-maintained sidewalks

• Good exterior lighting

• Protection from rain and snow

• Doors that are not difficult to open

• A reasonably short route to the lobby

A building may be described as accessible while still presenting small obstacles that become frustrating over time.

Examine Parking Carefully

An underground parking space is convenient, but location matters.

Check the walking distance from the space to the elevator. Look at the width of the space, lighting, door thresholds and room for unloading groceries or mobility equipment.

If you do not drive, consider access to public transit, taxis, community transportation and family pickup.

Ask whether accessible parking spaces exist and how they are allocated. Do not assume a different space will be available later.

Evaluate Elevators and Hallways

Consider how the building would work if your mobility changed.

Questions to ask include:

• Are there multiple elevators?

• Is there backup power?

• What happens when an elevator is being serviced?

• Are hallways wide and well lit?

• Is there seating near the lobby?

• Can someone using a walker navigate the doors comfortably?

• How far is the unit from the elevator?

• Is the emergency plan appropriate for residents with limited mobility?

A high-floor view may be beautiful, but elevator dependence deserves consideration.

Look Closely at the Unit

Within the unit, examine how easily you can complete everyday tasks.

Helpful features may include:

• Minimal interior steps

• A walk-in shower

• Space to maneuver in the bathroom

• Lever-style handles

• Laundry inside the unit

• Accessible storage

• Good natural and artificial lighting

• Space around the bed

• A balcony threshold that is easy to cross

• A kitchen that does not require frequent reaching or bending

Think about whether minor adaptations could be made later and whether condominium approval would be required. If there is no laundry machines in the unit, are you prepared or able to go to the laundry room on a regular basis? Is it easy for you to get to? The cost for a unit with laundry are typically higher, as are the monthly condo fees. 

Review the Condominium’s Rules and Finances

You are not only purchasing a unit. You are becoming part of a condominium corporation.

A status certificate can include the declaration, rules, budget, financial statements, reserve-fund information, insurance, legal proceedings, common expenses and disclosed special assessments or fee increases.

The Condominium Authority of Ontario recommends that buyers have the certificate reviewed by legal counsel.

The documents may also answer practical questions about:

• Pets

• Smoking

• Renovations

• Parking

• Storage

• Visitors

• Rentals

• Balcony use

• Amenities

A condominium may fit physically but still conflict with your preferred lifestyle. Some do have pet restrictions.

Understand What the Fees Include

A low monthly fee is not automatically better, and a high fee is not automatically poor value.

Compare what is included, such as:

• Water or utilities

• Building insurance

• Exterior maintenance

• Snow removal

• Amenities

• Concierge or security

• Contributions to the reserve fund

Consider both the current fee and the possibility that fees will change as the building ages or operating costs rise.

Visit More Than Once

If possible, return at different times.

Notice elevator traffic, noise, lighting and activity in common areas. Speak with residents when appropriate. Walk to nearby shops or services instead of relying only on the distance shown online.

The best test is whether you can picture completing an ordinary week comfortably.

Buy for Today With Some Flexibility for Tomorrow

No home can anticipate every future circumstance. The objective is to find one that works well now and offers reasonable flexibility.

A condo can reduce certain responsibilities, but it does not automatically guarantee accessible or worry-free living. Careful evaluation of the unit, building, location, finances and rules can help you make a more informed decision.

If you are considering a condominium in Ottawa, I can help you identify properties that match your priorities and evaluate the practical details that may affect daily life.

Book your no obligation consultation Here

This article provides general real estate information. Buyers should have condominium documents reviewed by an Ontario real estate lawyer and obtain appropriate financial and accessibility advice.

One of the choices home buyers may face is whether to purchase a newly constructed home or an existing resale property.

It is tempting to reduce the decision to “new versus old,” but there is much more to compare. Each option offers different advantages, responsibilities, costs and timelines.

The better choice is the one that fits your household and plans.

The Appeal of New Construction

A newly built home may offer contemporary finishes, current building standards and floor plans designed around modern lifestyles.

Depending on the builder and stage of construction, buyers may be able to select flooring, cabinetry, counters and other finishes. Newer communities may also offer parks, paths and nearby amenities as development progresses.

For many buyers, the appeal is being the first person to live in the home and having fewer immediate renovation decisions.

However, buyers should also consider:

• Construction and occupancy timelines

• Builder agreements and closing adjustments

• Upgrade costs

• Landscaping, fencing and window coverings

• Appliances, if they are not included

• The time required for the surrounding community to develop

• Potential construction activity after moving in

The model home price may not reflect the final cost once the desired lot, elevation, upgrades and adjustments are included.

The Advantages of a Resale Home

With a resale property, you can see the actual home, street and neighbourhood before committing.

The landscaping may already be established, fencing and window coverings may be installed, and schools, shopping or transportation may be easier to evaluate. You can also inspect the home and review its maintenance history.

A resale home may offer features that are less common in newer developments, such as:

• Larger lots

• Mature trees

• Established streets

• Finished basements

• Existing decks or patios

• More separation between homes

• Locations closer to established services

The trade-off is that older systems or finishes may require maintenance or updating. It is also possible that the “big ticket” items like the shingles, furnace and air conditioner were recently replaced. 

Compare the Entire Cost

The purchase price is only the beginning.

For new construction, ask what is standard and what is considered an upgrade. Budget for expenses that may arise after possession, including appliances, blinds, air conditioning, landscaping or fencing.

For a resale home, consider the age and condition of the roof, furnace, air conditioner, windows and other major components. Cosmetic renovations can also affect the total investment.

Create a realistic budget for the first two or three years, not only closing day.

A resale home with a higher purchase price may include improvements you would otherwise need to purchase separately. A new home may have fewer immediate repairs but require substantial spending to complete it.

Think Carefully About Timing

A resale transaction generally has a defined closing date negotiated between the buyer and seller. New construction timelines can be longer and may change according to the agreement.

Timing becomes especially important if you are selling another property, ending a lease, arranging school changes or relocating for work.

Ask yourself:

• Do we need certainty about the move-in date?

• Can we accommodate a possible delay?

• Do we need the proceeds from another sale?

• Where will we live if the dates do not align?

• Are we comfortable waiting for the finished home?

These practical questions can be more important than choosing between two kitchen styles.

Representation Still Matters With a Builder

A builder’s sales representative works for the builder. Buyers should obtain independent advice before signing a new-construction agreement.

Builder contracts can be lengthy and contain provisions that differ from a typical resale agreement. Have a real estate lawyer review the documents and explain deposits, adjustments, timelines, warranties and your obligations.

It is also wise to have your own home inspection. A new home should not be assumed to be free of deficiencies simply because it is newly built.

Which Choice Is Right for You?

New construction may suit you if customization, newer systems and a contemporary layout are priorities—and your timeline has flexibility.

A resale home may be a better fit if you value an established neighbourhood, a predictable closing date, mature outdoor space or the ability to evaluate the finished property before buying.

Neither category is automatically the better investment or lifestyle choice.

If you are deciding between a new development and a resale home in Orléans, I can help you compare the complete costs, locations, timelines and trade-offs. The goal is not simply to choose a newer or older home. It is to find the home that fits the way you want to live.

Want to discuss this in further detail, book your personal consultation Here

If the Ottawa real estate market seemed quieter in August, the latest numbers confirm that it was not just your imagination.

August is often slower than July. People are travelling, enjoying the final weeks of summer and preparing for the start of a new school year. This year, however, the drop in home sales was much larger than we would normally expect.

At the same time, home prices remained fairly steady. That makes August an interesting month—and a good example of why we cannot describe the entire market with one simple headline.

Sales Dropped Sharply

Ottawa recorded 1,002 residential sales through the MLS® System in August, down 18.6% from the same month last year.

Sales were also 24.4% lower than in July.

To put that monthly decline into perspective, the typical July-to-August drop over the previous ten years was 5.8%. This year’s decline was more than four times that historical seasonal change.

August’s sales total tied 2022 for the lowest August result since 2016.

The slowdown affected every major property category:

• 535 single-family homes sold, down 16.3% year over year

• 310 townhouses sold, down 19.9%

• 136 apartments sold, down 22.3%

This is worth noting because earlier periods of slower activity were more concentrated in townhouses and apartments. In August, reduced sales were seen across the broader residential market.

Through the end of August, 9,283 Ottawa homes had sold in 2026. That was 6.9% fewer than during the same period in 2025.

Home Prices Told a Different Story

While sales fell considerably, prices did not follow them down to the same degree.

The average residential sale price was $688,253, an increase of 0.3% compared with August 2025 and 0.7% compared with July.

The median price was $622,357, down 1.2% year over year and 2% from July.

The MLS® Home Price Index—which is less affected by changes in the mix of properties sold—reported a composite benchmark price of $637,700. That was 1% higher than a year ago and 0.6% higher than in July.

Put those numbers together and we get a mixed picture: fewer homes sold, but overall values remained relatively stable.

As OREB President Tami Eades noted, this is not a market moving uniformly in one direction. Different neighbourhoods, property types and price ranges can behave quite differently.

That is why an Ottawa-wide average should be treated as useful background information—not as an automatic estimate of what an individual home is worth.

There Was Less New Supply—but Demand Fell Faster

Ottawa had 2,119 new listings in August. That number was unchanged from August 2025 but 16.2% lower than in July.

There were 4,496 active listings at the end of the month. Active inventory declined 3.9% from July but remained 11.3% higher than a year earlier.

Normally, fewer new and active listings could help maintain a closer balance between buyers and sellers. In August, however, sales declined much faster than the number of available properties.

Months of inventory reached its highest August level since 2016. This indicates that buyers had more choice relative to the pace of sales.

It is also important to understand how some listings left the market.

OREB found that cancellations, terminations and expirations became more prominent relative to completed sales through the summer. Although those non-sale removals declined from July, sales declined even more sharply.

That suggests some sellers may have decided to step back, rethink their price or wait for different market conditions rather than complete a sale.

What Buyers Can Take from the August Market

For buyers, slower activity can create opportunities that were more difficult to find in a highly competitive market.

Depending on the property, buyers may have:

• More time to evaluate their choices

• A better opportunity to include protective conditions

• Greater ability to compare recent sales

• Less pressure to make an immediate decision

• More negotiating room on certain listings

That does not mean every seller will accept a lower offer. Well-located, properly priced and attractively presented homes can still generate strong interest.

The important thing is to understand the competition around the particular home you are considering.

How long has it been listed? Has the price changed? What have similar nearby properties sold for? Are other buyers showing interest? Those details matter much more than a broad statement that it is a “buyer’s market.”

What Sellers Should Consider

Sellers are facing more competition for a smaller pool of active buyers.

In these conditions, pricing too high at the beginning can be costly. A home may receive fewer showings during its most important first weeks on the market, while buyers focus their attention on better-positioned alternatives.

Before listing, sellers should give careful thought to:

• The most recent comparable sales

• Competing homes currently for sale

• The property’s condition and presentation

• Professional photography and marketing

• Likely buyer concerns

• Showing accessibility

• Pricing strategy

• How long they are prepared to remain on the market

A slower market does not necessarily require expensive upgrades or a steep discount. It does require an honest understanding of how the property compares with the choices buyers already have.

Is It Still a Good Time to Move?

There is no single answer that applies to everyone.

If you need more space, want a more manageable home, are relocating for work or family, or have found a property that better fits your lifestyle, your reasons for moving may be more important than one month of statistics.

People who are both selling and buying also need to consider both sides of the transaction. A little more competition when selling may be offset by having more choice and negotiating flexibility when purchasing.

The best approach is to develop a plan around your home, your neighbourhood, your finances and your timing.

Looking Ahead to Ottawa’s Fall Market

August gave us a softer starting point heading into the fall. Sales were considerably weaker, inventory remained elevated compared with last year, and some sellers appeared to be reconsidering their plans.

Prices, however, were much more stable than the sales numbers might suggest.

One month does not create a lasting trend. The next few months will help show whether August was an unusually quiet end to the summer or the beginning of a more sustained shift.

If you are thinking about buying or selling in Orléans, Cumberland or elsewhere in Ottawa, I can help you look beyond the city-wide averages and understand what is happening in the part of the market that applies to you.

I’m Steve Sicard, an Orléans and Ottawa REALTOR® and Seniors Real Estate Specialist®. Since 2007, I have helped buyers, sellers and families make informed real estate decisions with practical advice, personal service and no unnecessary pressure.

If you would like to discuss your plans, let’s start with a no-obligation conversation.

Book your no obligation consultation here.