Residential closings
We close resale and pre-construction purchases, refinances, transfers between family members, severances, and the full range of residential matters across Peel, Halton, Toronto, York, and Durham regions. Cross-border buyers warrant particular attention: the 25% provincial Non-Resident Speculation Tax (NRST) applies to foreign nationals, foreign corporations, and taxable trustees buying residential property anywhere in Ontario, and an additional 10% Municipal NRST applies on Toronto registrations from January 1, 2025. A foreign buyer of a $1.5M Toronto home faces $375,000 (NRST) plus $150,000 (MNRST) on top of regular land transfer tax.
On a typical Toronto purchase, you pay both Ontario LTT (graduated 0.5% / 1% / 1.5% / 2% / 2.5% across brackets at $55,000, $250,000, $400,000, $2,000,000) and Toronto Municipal LTT (which mirrors the provincial structure with new luxury bands of 4.4% to 8.6% on the slices above $3M effective April 1, 2026). First-time buyers can claim up to $4,000 (Ontario) + $4,475 (Toronto), or $8,475 combined.
Commercial closings and the new Construction Act regime
We act on commercial purchases, sales, leases (for landlords and tenants), private mortgage lending, condominium development, and assemblage transactions. The Construction Act, R.S.O. 1990, c. C.30 was substantially amended by Bill 216 with the most impactful changes effective January 1, 2026: owners must publish a notice of annual release of holdback within 14 days of each contract anniversary; holdback is released no earlier than 60 and no later than 74 days after that notice; liens expire 60 days after the notice; and prompt-payment 'proper invoice' deeming applies unless the owner objects within seven days. Any owner, contractor, or counsel handling commercial construction must update template forms and processes to match.
What you should know if you are buying a new build
Effective April 1, 2026, new freehold-home purchasers should provide notice of their purchase to Tarion within 45 days of signing the agreement of purchase and sale to qualify for the maximum deposit coverage. Late or missed registrations push the buyer into a separate, prorated, capped pool ($10M annual aggregate across all late registrants) with delayed payouts. The change is intended to identify illegal builders earlier — but the practical effect is that buyers without counsel routinely miss the window. Have a real estate lawyer review the APS before you sign and again before the cooling-off period closes.
For Toronto residential owners, the Vacant Home Tax requires an annual occupancy declaration. The tax rate is 3% of the property's Current Value Assessment for properties left vacant more than six months in the calendar year. Failure to declare is treated as a deemed vacancy and you will be billed. Statutory exemptions cover death of the owner, hospitalization or long-term care (up to two consecutive years), permitted major renovations, court-ordered occupancy restrictions, and qualifying tenant or family-member occupancy.
What we do
- Residential resale purchases, sales, and refinances (freehold and condo)
- Pre-construction purchases and assignments (with Tarion 45-day notice review)
- Commercial purchases, sales, leases, assignments, and estoppels
- Private mortgage lending and enforcement (residential and commercial)
- Condominium development and registration
- Assemblage transactions for mid-rise and mixed-use development sites
- Severances, family transfers, and land transfer tax planning
- Title insurance review, Phase I/II environmental coordination, Record of Site Condition review
- Construction Act compliance: lien preservation/perfection, prompt-payment notices, adjudication
- Independent legal advice (ILA) for guarantors, co-signers, and parties to private mortgages
Frequently asked
What does land transfer tax actually cost on a typical Toronto purchase?
On a $1.2M Toronto property you pay both Ontario LTT and Toronto MLTT, marginally calculated. Ontario LTT runs 0.5% / 1% / 1.5% / 2% / 2.5% across brackets at $55,000, $250,000, $400,000, and $2,000,000. Toronto MLTT mirrors the provincial structure but added new luxury bands effective April 1, 2026: 4.4% on the $3M–$4M slice, 5.45% on $4M–$5M, 6.5% on $5M–$10M, 7.55% on $10M–$20M, and 8.6% above $20M. First-time buyers can claim up to $4,000 (Ontario) + $4,475 (Toronto), or $8,475 combined. We give you the exact closing-cost number in writing once we know the property and your situation.
I'm not a Canadian citizen or PR. What additional taxes do I face buying a home in Ontario?
Foreign nationals, foreign corporations, and taxable trustees pay the 25% Ontario Non-Resident Speculation Tax (NRST) on residential property anywhere in Ontario containing one to six single-family residences. If the property is in Toronto, an additional 10% Municipal NRST applies on registrations from January 1, 2025. A foreign buyer of a $1.5M Toronto home faces $375,000 (NRST) + $150,000 (MNRST) on top of regular LTT, MLTT, and HST (where applicable). Limited rebates exist for buyers who later become permanent residents within four years.
I own a Toronto property. What do I need to know about the Vacant Home Tax?
Every Toronto residential owner must file an annual occupancy declaration. The tax rate is 3% of the property's Current Value Assessment for properties vacant more than six months in the calendar year. Failure to declare is treated as a deemed vacancy and you will be billed automatically. Statutory exemptions include death of the owner, hospitalization or long-term care (up to two consecutive years), permitted major renovations, court-ordered occupancy restrictions, and occupancy by a qualifying tenant or family member. Declare on time, every year — late filings invite reassessment and interest.
Title insurance or a new survey — which do I need?
Most Ontario lenders accept title insurance in lieu of an up-to-date survey, and almost every residential closing now proceeds on that basis. Title insurance is a one-time premium (roughly $200–$500 paid at closing) and protects against title fraud, undisclosed liens, certain encroachments, zoning violations existing at closing, and most defects discovered after closing. A new survey costs roughly $1,200+ and is the only way to definitively confirm boundary lines, encroachments, and the precise location of structures. If you plan to build, fence, extend, or sever, get the survey.
I'm buying a new-build freehold home from a builder — what changed with Tarion in 2026?
As of April 1, 2026, new freehold purchasers should provide notice of their purchase to Tarion within 45 days of signing the APS to qualify for the maximum deposit coverage. Late or missed registrations push the buyer into a separate, prorated, capped pool ($10M annual aggregate across all late registrants) with delayed payouts. Have a real estate lawyer review the APS before you sign and ensure the registration is in within the window.
Do I still need to file an Underused Housing Tax (UHT) return?
For 2025 onward, no. The federal Underused Housing Tax was eliminated under Bill C-15 (royal assent March 26, 2026), and no UHT is payable and no UHT return is required for 2025 or any subsequent year. However, all UHT obligations for 2022, 2023, and 2024 remain in force, including penalties and interest for late or missing returns. The federal repeal does not affect the Toronto Vacant Home Tax or any other municipal vacancy tax.
How early should I retain a lawyer for a pre-construction purchase?
Before you sign. The cooling-off window is 10 days for new condominiums in Ontario, and a five-minute call before signing prevents most of the problems we see at closing two years later. For freehold pre-construction, the new Tarion 45-day rule makes pre-signing review even more important.