Lisa Patel, President of the Toronto Regional Real Estate Board (TRREB), states that “the demand for condominium apartments has remained very strong.” Lisa goes on to state, “the increase in supply, largely attributed to investor selling as both the traditional and short-term rental markets softened along with the looming possibility of a City of Toronto vacancy tax, resulted in much more choice and bargaining power for buyers and a moderate decline in average selling prices.”

As enticing as condominiums look, potential owners must ensure that they are informed about every financial aspect of purchasing a condo, including recent statistics, condo fees, rules and by-laws, and hidden closing costs.

The following two charts show the trends through each quarter over the past four years for total condo sales and average condo prices in the GTA, with the exact values detailed in the table. Please note that COVID-19 has affected the real estate market and should be considered when interpreting the following data.

What Goes into Condo Monthly Maintenance Fees

Every condominium building will charge different monthly maintenance fees, depending on services offered, location, building age, and other factors. These fees are non-negotiable and must be paid regardless of whether the owner decides to use all the services provided. Here is a non-exhaustive list of things to expect to be paying for.

Common Elements

Common elements are frequently described as “any element that is not living space (i.e. individual units).” These may include amenities, parking lots and garages, lockers, balconies, lobby and reception areas, bike storages, maintenance rooms, garbage disposal and storage, hallways and walkways, elevators and lifts, automatic and manual doors, windows, storage areas, and green areas.

This also includes services for said common elements, such as maintaining, repairing, cleaning, disposing, updating, upgrading, and landscaping.

Condo Amenities

A significant component of monthly fees will go towards the upkeep of any amenities the condominium building offers. This can include meeting rooms, pools and saunas, exercise rooms, party rooms, game rooms, security and concierge services, property management, rooftop patios, barbecues, and tennis and squash courts.

Condo Parking & Lockers

The unit may include a parking space and/or a locker depending on the condominium building. However, there are two other means for owners to use parking and lockers that are popular within condominiums:

• Rent: Property owners can rent parking spaces and/or lockers from the condominium board and/or other property owners.
• Exclusive Use: Property owners may have been given the right to use a common element parking space and/or locker for their exclusive use. There may also be instances where the balconies attached to the units are for exclusive use and require prior approval from the condominium board for modifications.

Utilities

Electricity (hydro), heat, and water are all necessary for day-to-day life, especially in the modern era. However, utilities may be included, partially, or not in their monthly fees. A buyer who can estimate their utility usage may be much lower than the average user may be deterred by maintenance fees with included utilities, as their usage does not impact the cost.

Buyers must always ensure they know what utilities are included and what are extra.

Condominium Boards Rules & By-Laws

Not all considerations for purchasing a condo are strictly monetary. A board of managers and directors for each condominium corporation manages most, if not all, aspects of the condominium. However, some rules and by-laws may restrict some uses of property or amenities by condo owners. The list below includes some of the restrictions that may be imposed on condo owners.

• Pets: There may be a restriction on pets that limits them to specific sizes, breeds, and species. The condominium board may also deny all pets completely.

• Unit Modifications: Some renovation plans may be denied by the condominium board, restricting the owner’s enjoyment of the property. Additionally, if the previous owner of the condo performed an unapproved modification to the unit, the condo board may require that the current owner remove the modification at their expense.
• Amenities: In extenuating circumstances, some amenities may be restricted while requiring the property owners to pay for the upkeep and maintenance.
• Rent: The condo board may, in some instances, deny a condo owner from renting their property to a tenant.

Condo Closing Costs

The amount shown is rarely the final amount required. Closing costs typically add 1% – 5% of the purchase price, sometimes reaching as high as 10%. This may include, but is not limited to:

• Deposits

• Land Transfer Taxes
• HST
• Tarion Warranty Fee
• CHMC Insurance
• Legal Fees
• Builder Fees
• Title Insurance
• Utility Deposits and Adjustments
• Builder and Educational Levies

The buyer must always expect to pay more than they offer and retain a buffer between the offer price and the maximum budget.

Who Can Remember All This?

The team at BuyRealty.ca has the expertise and experience to handle every kind of condominium transaction. Our members have performed thousands of transactions and can navigate the pitfalls and loopholes others may overlook. We also make sure that every transaction is unique and specialized to fit your specific wants and needs. We can protect your best interests while making sure you find the property of your dreams.

Click here to learn more about BuyRealty.ca and the members that realize their buyers’ potential.