Preparing your home for sale: a few tips

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Are you thinking of selling your property soon? If you want to sell quickly, your home needs to be attractive, well organized and appealing to as many buyers as possible.

Getting your home ready for sale can take a few weeks. On top of gathering the essential documents for the sale, some work may be needed. But how do you sort out what’s worth doing and make sure you invest the right amount?

Even before you make your decision, call on a real estate broker. They will assess the value of the property in its current condition and give you good advice to make sure you get your money’s worth. They will also guide you on which documents to gather so the listing can be properly prepared.

What documents should I gather before putting my home up for sale?

Whether you’ve owned for 2 years or more than 20, you’ll need to find important documents, most of the time the originals. Here is a non-exhaustive list:

• Deed of sale
• Marriage, civil union or divorce certificate
• In the case of an estate: death certificate, declaration of transmission, copy of the will
• Certificate of location less than 10 years old and reflecting the current state of the property
• Municipal and school taxes
• Previous inspection report
• Expert reports (pyrite, asbestos, water quality)
• Copies of warranties that are still valid
• Invoices for repairs and renovations
• Municipal permits, if you have done major work
• Certificate from the municipality regarding the compliance of a bachelor unit
• Notice of non-compliance (if applicable)
• Septic tank compliance and date of last emptying
• Condominium: financial statements, budgets and minutes for the last three years, original declaration of co-ownership, up-to-date by-laws, building insurance, syndicate certificate on the condition of the condominium (ASEQ), maintenance log, contingency fund study, special assessment notices and any other relevant documents
• Revenue property: leases and rent increase notices, termination notices

Should I tell my broker about my marital status?

Yes, a person’s civil status affects how the transaction unfolds. For example, if you are the sole owner of the family home and you are married or in a civil union, your spouse will be required to sign the sale brokerage contract or the offer to purchase. It will need to be determined whether the property serves as the family residence or whether a declaration of family residence has been registered in the land register. Why? The Civil Code of Québec prohibits an owner from selling without the consent of their spouse.

And if the property is not used as the family residence, it’s your matrimonial regime that will determine who must sign the documents. Your broker can help you make sense of it.

Are you common-law partners?

The notions of family patrimony and family residence do not apply. Your partner is not required to sign the forms if you are the sole owner. However, there may be a “de facto union agreement” between you, and your broker must be informed of it.

Do I need to order a new certificate of location?

The certificate of location represents the current physical state of the premises, for example the installation of a pool, a shed, a fence or a gazebo, but it also refers to regulatory changes such as zoning, easements, airport zones and heritage sites, to name just a few. Any change will require a new certificate.

Did you expand your terrace or install a new heat pump? Is your property now part of a flood zone? You need to order a new certificate.

If the certificate of location is more than 10 years old, even if it describes the current state of the property, the notary will require a new one because of the 10-year prescription period set out in article 2917 of the Civil Code of Québec. Plan ahead and order it from a land surveyors’ office, especially during the busy spring season; the process can take a few months.

Should I meet with my bank before listing?

If you have a mortgage on your home, it’s wise to reread the contract with your financial institution to determine whether you’ll have a penalty to pay when you discharge it. Is your mortgage at a variable rate? If so, most banks will calculate a penalty equal to three months of interest. Is your loan at a fixed rate instead? When does your term expire? If you refinance a new purchase with the same bank, is it possible to credit the penalty to your new mortgage? These are all questions to ask your banker to avoid surprises. Planning a purchase after the sale? Let us introduce you to one of our mortgage partners.

Should I renovate before listing?

Yes and no! Admittedly, a renovated, good-looking property will sell for a better price and faster than its competition. But it all depends on your home’s neighborhood, your timeline for selling and your property’s price range. These are all factors that will influence the price and how quickly you sell.

Likewise, a revenue property, even if it hasn’t been renovated, could sell very quickly if several units are vacant for the buyer.

Even if your home is a bit outdated, it can be refreshed and made attractive with minimal investment. Always keep in mind that a potential buyer will form an impression within minutes of stepping into your home. It should smell good, be tidy and be well maintained.

A few inexpensive ideas to give your home some pep :

1) Declutter

Start with a good cleaning. Declutter or put away certain items or furniture as needed. Take the opportunity to donate clothes, dishes or small appliances you no longer use. As a general rule, the more orderly a home is, the faster it sells.

2) A fresh coat of paint

Are your walls damaged or yellowed? Time to freshen them up with a neutral color such as a warm white, especially if you have bright colors in several rooms. Choose a single shade to make the space feel larger, and a matte finish to hide imperfections. Of all the work you can do, paint offers the best value for money.

3) Let the light in

Most buyers are looking for a bright home. Take the opportunity to replace burnt-out bulbs or swap them for brighter ones. Wash the windows, blinds and curtains. If your curtains are opaque, you can replace them with sheers or simply remove them.

4) Do some general maintenance repairs

Now is the time to redo the grout between tiles and replace the silicone seals in your bathroom. Is your faucet leaking? Does a cabinet not close properly? A hole in the wall? These easy repairs will maximize your chances of resale. You can also update a kitchen or bathroom at low cost with a new backsplash or countertop, by adding modern light fixtures and by simply changing the cabinet handles.

** Watch out for major problems!

A leaking roof, windows that are no longer watertight, electrical issues or a crack in the foundation will deter potential buyers. Even if they aren’t considered “profitable,” doing this urgent work will work to your advantage. Not possible? It’s better to disclose everything in your seller’s declaration to avoid any future dispute and, of course, adjust the asking price accordingly. In some situations, you could get a pre-sale inspection report or expert reports to make available to potential buyers.

5) Don’t neglect the exterior of the house 

It’s your buyer’s first glance. Raking dead leaves, weeding, trimming overgrown shrubs, putting away garbage bins and sweeping the entrance are tasks that will give your home some shine.

Finally, make sure to do a thorough cleaning before the photo shoot, and keep the home clean and aired out throughout the marketing period. That way, you’ll always be ready to show the house.

And if you need competent referrals, we know some!

If you plan to sell soon, our team is ready to support you in your projects. Contact us at 514-388-9333 or write to us here.

By Celina Machado, Managing Partner, Marketing, and Residential Real Estate Broker

Last updated: March 5, 2026