Avoiding surprises, setting the right expectations, and protecting your investment

One of the most common surprises we encounter when helping homeowners prepare to sell is this: the house isn’t quite as big as they thought it was.

It’s easy to understand why. Over the years, families add extensions, finish basements, or simply rely on old paperwork or MPAC assessments that seem to give an accurate number. But when it comes time to list, buyers—and their agents—are looking for reliable, apples-to-apples comparisons. That means accurate square footage is not just a bonus; it's critical.

The problem with inaccurate square footage

Many sellers are surprised to learn that the square footage reported by MPAC (Municipal Property Assessment Corporation) isn’t always correct. Why? Because MPAC measures homes from the outside and includes things like:

• Open-to-below spaces

• Areas with limited headroom or no usable floor area

• Three-season additions or porches that aren’t suitable for year-round living

As a result, MPAC values can inflate a home’s actual living space, sometimes by a significant amount.

This can cause two major problems:

1. Pricing errors: Square footage plays a huge role in determining market value. If your home is listed as being larger than it really is, buyers may balk when they discover the truth—or worse, you could face price reductions or deal fallout during the conditional period.

2. Liability for sellers and agents: Listing inaccurate square footage can expose both the seller and the REALTOR® to potential legal claims after the sale.

What’s changing in Ontario real estate?

Historically, the integration of square footage into MLS® listings across Ontario has been inconsistent. Some real estate boards required it; others didn’t. And even among boards that did, there was no standardized way of measuring.

To help correct that, ITSO (Information Technology Systems Ontario) is now recommending the Residential Measurement Standard (RMS)—a professional, consistent way of measuring residential properties that has already been adopted in Alberta. RMS ensures:

• Above-grade spaces are clearly separated from below-grade spaces

• Areas are only included if they meet specific ceiling height and usability standards

• Everyone is using the same rules to report square footage

Although the use of RMS is not mandatory, the square footage field in the MLS® system is, and as a REALTOR®, I’m committed to using the most accurate and transparent methods available.

Why this matters to you as a Seller

If you’re planning to sell, it’s worth having your home measured properly—especially if you're unsure whether old blueprints or MPAC figures are accurate. Knowing the real square footage:

• Helps Buyers compare your home fairly to others

• Prevents disappointment during showings or home inspections

• Supports a realistic and well-informed pricing strategy

• Demonstrates professionalism and builds trust

My advice? Don’t guess—measure.

When I list a home, I want to ensure we’re putting our best foot forward and eliminating surprises before they happen. That starts with knowing what we’re selling—accurately. Whether you’ve lived in your home for decades or just a few years, it's always worth verifying your measurements.

If you're thinking about selling and you're not sure where to start, let’s talk. I can walk you through all the steps to prepare your home for a successful sale.

If you're thinking of moving up to a larger home, you're not alone—but lately, many sellers are telling me the same thing:
"The price gap between what I can sell my current home for and what I need to buy is just too much. It's stressing me out."

This is a completely valid concern, especially in a market where prices have shifted unevenly across home sizes and types. Upsizing can feel like a game of leapfrog where your next jump is just out of reach. But here’s the good news: there are ways to navigate this.

1. Start with a solid market analysis

Before making any decisions, get an accurate picture of what your current home could realistically sell for—and what the homes you want are actually selling for. I often find that sellers overestimate the cost of upsizing based on online listings, which don’t always reflect final sale prices or conditions. Let’s talk about actual numbers, not guesses.

2. Refocus on long-term value, not just the price gap

It’s easy to zero in on the difference between what you’ll sell for and what you’ll pay. But upsizing is usually about more than just square footage—it’s about improving your quality of life, having space for family, a better layout, or a new neighborhood. It’s a long-term investment. Thinking about how this move fits into your bigger financial and lifestyle plan can shift your mindset from “gap” to “growth.”

3. Leverage the equity you have

If you've owned your current home for a few years, chances are you’ve built up equity. You may be able to use that equity to help fund the down payment or renovations on your next home. A mortgage advisor can show you options for bridge financing, home equity lines of credit (HELOC), or blended mortgage solutions that soften the transition.

4. Get creative with your next home

Do you really need to go straight into your “forever home” right now? Could a home with potential in a great location work for now—with room to renovate and grow into over time? Could a multi-generational or income suite setup offset some of your costs? As your realtor, I can help identify properties that may not be obvious on paper but make a lot of sense financially and practically.

5. Consider timing strategies

In some cases, timing your sale for peak demand—or buying during a seasonal slowdown—can work in your favour. I help clients think through whether it's better to sell first or buy first, based on their comfort with risk, available inventory, and financing flexibility. Every situation is different, and the right strategy can make all the difference.

Yes, upsizing is a big financial move, and the price gap can feel daunting—but there are ways to make it work. The key is planning ahead, having honest conversations, and making decisions with the full picture in mind.

Thinking about a move, but unsure how the numbers would work? Let’s sit down and map it out. I’m here to help you plan—not pressure you to sell before you’re ready.