OTTAWA REAL ESTATE
Can I Sell My House Without a REALTOR® in Ontario?
Do You Need a Real Estate Agent to Sell Your House in Ontario?
Last updated: September 2026
No. You can legally sell your own house in Ontario without a REALTOR®. You still need a real estate lawyer to close, you still have to disclose known latent defects, and you still need a properly written agreement of purchase and sale. What changes is that you handle the pricing, marketing, showings and negotiating yourself, as what Ontario law calls a self-represented seller.
This guide covers what the law still requires, how a private sale works step by step, what it really costs compared with a 1% Listing Commission, and when going it alone makes sense. It’s written by Jason Polonski, a REALTOR® with Right at Home Realty who has sold homes across Ottawa’s west end for 15+ years, and who is happy to give an honest second opinion even if you’ve already decided to sell privately.
What Ontario Law Still Requires When You Sell Privately
A private sale removes the agent, not the legal requirements. Three things stay the same whether or not a REALTOR® is involved.
- A real estate lawyer. Your lawyer transfers title, pays out your mortgage, prepares the statement of adjustments and releases the funds on closing day. The Law Society of Ontario has a directory for finding a lawyer.
- A proper agreement of purchase and sale. The contract sets the price, deposit, conditions and closing date. Have your lawyer draft or review it before you sign anything a buyer sends you.
- Disclosure. Ontario sellers must not hide known latent defects, meaning problems a buyer couldn’t find on a reasonable inspection, especially ones that make a home unsafe. See what to disclose when selling a home in Ottawa.
Ontario’s Trust in Real Estate Services Act adds one more thing private sellers should know. When a buyer’s agent deals with you, the agent must give you the RECO Information Guide and a self-represented party disclosure form, and must make clear they represent only the buyer. They are not allowed to advise you on price, terms or clauses, as the Real Estate Council of Ontario explains in its guidance on dealing with a self-represented party. In other words, the most experienced person in the negotiation works for the other side.
How to Sell Your House Without a REALTOR® in Ontario, Step by Step
A private sale follows the same seven steps as an agent-assisted sale; you simply do each one yourself. RECO’s information for sellers is a useful companion as you go.
- Price it from sold data. Use recent sales of similar homes nearby, not asking prices. Overpricing is the most common private-sale mistake, and a stale listing invites low offers. A free home evaluation gives you a second number to test against.
- Prepare and photograph the home. Declutter, fix the obvious items, and invest in professional photos and a floor plan. Buyers shop online first.
- Get exposure. Private-sale websites, a lawn sign and social media reach some buyers. Most buyers search on agent-fed sites such as REALTOR.ca, so many private sellers pay a flat-fee brokerage to post an MLS® listing.
- Handle showings safely. Screen callers, ask whether they’re pre-approved or working with an agent, and avoid showing the home alone.
- Negotiate offers. Compare price, deposit, conditions and closing date together, not price alone. Have your lawyer review an offer before you accept or counter.
- Manage conditions. Financing and inspection conditions usually run several business days. Keep the home accessible for the inspector and the appraiser.
- Close with your lawyer. Your lawyer discharges the mortgage, calculates adjustments and transfers title. If you’re breaking a closed mortgage, get a written payout figure first; the Financial Consumer Agency of Canada explains how prepayment penalties are calculated. A gain on your home is generally tax-free under the principal residence exemption, though you still report the sale.
For the trade-offs at each step, read risks of selling your home privately.
Sell Your Ottawa Home for Just 1% Listing Commission
Why pay 2.5% listing commission to sell your home when you don't have to? Jason Polonski lists Ottawa homes for a simple 1% listing commission. Full MLS® and REALTOR.ca exposure, professional photography, powerful online marketing, expert pricing, and a skilled negotiator fighting for every dollar of your sale price. Top-tier service — you just keep thousands more when your home sells. Smart sellers are already making the switch. Your home deserves the best, and your wallet deserves a break.
Do Private Sellers Still Pay Commission?
Often, yes: part of it. Most buyers work with their own agent, and that agent’s brokerage is usually paid through the sale. If you don’t offer compensation to a buyer’s brokerage, some buyers’ agents may show your home less, or the buyer will have to pay their own agent and may offer less to cover it.
So a private sale usually saves the listing side of the commission, not all of it. Commission in Ontario is negotiable, so run both sides through the Ontario realtor commission calculator before deciding. How much is a real estate agent’s commission explains how the two sides are typically structured, and how to negotiate realtor commission in Ontario covers what’s worth asking for.
Get Cash Back When You Buy a Home in Ottawa
Can you get cash back when buying a home in Ottawa? Yes. Jason Polonski, a Chairman's Club REALTOR® serving Ottawa and Kanata, shares part of his commission with buyers — up to $3,000 cash back at closing.* You still get full-service, award-winning representation: expert pricing, sharp negotiation, and hands-on guidance from first showing to keys in hand. No cut corners and no rebate-only shortcuts — just real money back in your pocket when you buy your Ottawa or Kanata home.
Private Sale vs 1% Listing Commission vs Full Service: The Real Cost
On a $650,000 Ottawa home, the listing-side fee is $0 if you sell privately and $6,500 plus HST ($7,345) with a 1% Listing Commission. The real question is whether that difference is worth more than the price, terms and time an experienced agent can protect.
| Selling privately | 1% Listing Commission | Full service | |
|---|---|---|---|
| Listing-side fee on $650,000 | $0, plus your own marketing costs | $6,500 + HST ($7,345) | Agreed with the brokerage; ask for it in dollars |
| Buyer brokerage compensation | Your choice to offer | Your choice to offer | Your choice to offer |
| MLS® and REALTOR.ca exposure | Only through a paid flat-fee listing | Included | Included |
| Pricing, showings and negotiation | You | Your agent | Your agent |
| Your status under Ontario law | Self-represented | Client | Client |
Selling privately can make sense when you already have a buyer, such as a relative, tenant or neighbour, when you have real negotiation or legal experience, or when the home is simple and demand is strong. It’s worth reconsidering when the home needs broad exposure to find its buyer, when the final price matters more than the fee, or when you’re buying and selling at the same time and need both closings to line up.
My job is to help you avoid a timing mistake first, then optimize price second. For the full list of fees, taxes and adjustments, see the cost of selling a home in Ottawa and closing costs in Ontario.
Quick Answer Summary
| Question | Answer |
|---|---|
| Is it legal to sell privately in Ontario? | Yes, no REALTOR® is required |
| Do I still need a lawyer? | Yes, to close the sale |
| Do disclosure rules still apply? | Yes, in full |
| Will the buyer’s agent advise me? | No. They represent the buyer and must give you RECO’s self-represented party form |
| Will I save the full commission? | Usually only the listing side |
| Can I get on MLS®? | Yes, through a paid flat-fee listing |
A straight answer and an honest second opinion
Selling privately is completely legal, and the decision of whether it’s the right move for a specific home deserves an honest answer, not a sales pitch — which is exactly what Jason Polonski offers, including to homeowners who’ve already started the process on their own. With 15+ years selling homes across Ottawa and the west end and recognition on the Best in Ottawa Top REALTOR® list seven years running, Jason offers a competitive 1% Listing Commission option that narrows the gap between going it alone and full representation. His results and client reviews are on his Google Business Profile.
For a straightforward conversation about the options, call or text Jason at (613) 601-9333, request a free home evaluation, or explore the full guide to selling your house in Ottawa.
Thinking about selling? See find out what your home is worth.
Can I Sell My House Without a Realtor (FAQs)
No. Ontario law doesn’t require one. You do need a real estate lawyer to close, and disclosure rules apply exactly as in an agent-assisted sale.
Yes. A lawyer transfers title, pays out your mortgage, prepares the statement of adjustments and releases the funds on closing day.
Not usually. Most buyers have their own agent, and that brokerage expects to be paid, so a private sale typically saves only the listing side of the commission.
Yes, through a flat-fee brokerage that posts the listing for a fee. What’s included varies widely, so confirm who handles calls, showings and offers.
They can’t advise you. Under Ontario’s TRESA rules, a buyer’s agent must give you RECO’s self-represented party form and cannot give you opinions on price, terms or clauses.
Yes. Known latent defects must be disclosed the same way as in any sale, and hiding them can lead to a claim after closing.
On a $650,000 home, a 1% Listing Commission costs $6,500 plus HST. It includes pricing, MLS® exposure, showings and negotiation, which are the parts many private sellers find hardest to replace.
