May 31, 2026
Writing an Offer That Wins Without Overpaying
Price, conditions, deposit, and closing date — every lever a strong offer uses.
A winning offer is rarely the highest one. It's the cleanest one at the highest price the buyer can comfortably support. Here's how serious offers are constructed in Ottawa.
Price is one of five levers. The others — deposit size, conditions, closing date flexibility, and inclusions/exclusions — often matter more than another $5,000. Sellers want certainty, speed, and a buyer who's clearly serious. You can dominate on those without overpaying.
Deposit signals commitment. The Ottawa norm is roughly 5% of purchase price, delivered to the listing brokerage within 24 hours of acceptance via certified cheque, bank draft, or wire. A larger deposit (7%–10%) on a competitive listing tells the seller you're financially serious and that you stand to lose meaningful money if you walk away frivolously. Don't go above what you can actually wire within 24 business hours.
Conditions protect you but cost you in competitive situations. The standard pair is financing (4–7 business days) and home inspection (3–5 business days). On a multiple-offer night with five competing offers, condition-free offers routinely beat higher conditional offers by $20,000+. The smart move: do your homework BEFORE writing — pre-inspection ($350–$500, often shared with other bidders or arranged by the listing agent), pre-approval already in hand, lawyer reviewed condo documents in advance. Then you can write firm with eyes open.
Closing date is free leverage. Ask the listing agent what closing date the seller actually wants. Sellers moving to a new build may need 60–120 days; estate sales often want 30; relocations may want 45 with a rent-back. Match what they want and the same price often wins over a higher offer with a mismatched date.
Inclusions/exclusions are where many deals get sticky. Be specific. "All appliances" is ambiguous — list make, model, and which fridge/washer if there's more than one. Curtains and rods are routinely contested; spell out what stays.
Write your best offer first, not your opening bid. In Ottawa's multiple-offer process, you usually get one round and one only. Save room for nothing.
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