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Ten "Secrets" when Buying a Home in Mississauga & surrounding areas

You have arrived at this page because you want to learn some insights into your home purchase.   That's why I created this page for you. 

Some background:  I obtained my real estate license on October 26, 1987.  With about 30 'full time' years in this business, I've observed some trends in the Mississauga and the GTA Real Estate marketplace.  Also, during these years, I've carried out extensive research and produce a monthly real estate newsletter, which you may read and subscribe to at this page   My newsletter is packed with the latest price trends, where to find the best mortgage rates and more each month. As with everypage on this site, you must consult with a lawyer before buying or selling your real estate and read my disclaimer page

The ten "secrets" below are some of the fundamental conclusions, ideas and suggestions that are 'distilled' from my eighteen years in the business.  They apply when you are buying a home in Mississauga and in the surrounding areas.   These ideas are are not necessarily carved in stone.  They are suggestions and common sense ideas gained from my years of experience.  I want you to read them before your next purchase, so you may use some of them them to your advantage when you purchase your next home.
  1. From a purely investment point of view, if possible, buy in the bottom 1/3 of the price range in the area you are making your purchase.  For example, if the prices in the area you are purchasing are in the range of $500,000 to $600,000, then it is 'wise' to buy in the $530,000 to $540,000 range.  You may not be buying the smallest home in the area, but the larger, more expensive homes will cause the value of your home value to increase at a higher rate compared to purchasing at the top end of the range.  Read more about price trends.

  2. Purchase in an area with a known and established name. Erin Mills, Sawmill Valley, Glen Abbey, Churchill Meadows, Markland Woods, Credit Mills, Streetsville, Meadowvale, The Chase, The Bridlepath, Credit Point, Lorne Park, Sherwood Village, Rockwood, etc. are all excellent areas.  I'm not sure which came first, the good name or the good people who take extra care in their properties inside and out and homes in the area, but one thing I have noticed, when people can readily identify with an area by it's name, then over time the area generally develops better and prices tend to escalate at a higher rate than the surrounding areas.

  3. Purchase in a bounded area if at all possible.  A major highway, golf course, river, bridge, railway, hydro lines or a major roadway that permanently separates the area or neighbourhood in which you purchase, and separates your area with the surrounding neighbourhood, will usually will make the bounded area more exclusive.

  4. Include a survey clause (unless condominium) in your offer, such as "Vendor agrees to provide a survey of the property that shows approximate building location, additions, fences and all permanent structures on the real property within 5 days after acceptance of this offer."   This clause will protect you in the event that the seller has made significant additions to the property.  At the minimum, insert a survey clause (along with your condition on financing) that says the vendor will provide a survey that is acceptable to the lending institution within one day of acceptance of this offer.  In the end, this may also save you $900 or more. Or, make sure your lawyer gets you title insurance to help with any issues after your closing.

  5. Depending on the type, age and condition of the property, make your offer conditional upon you being satisfied with a report from a qualified building inspector. This is now a standard and accepted practice in our trading area.  It's a small investment to give you long term peace of mind.

  6. If you are buying and have not sold yet, try to put in a flexible closing date of, say, plus or minus 10 days to your preferred date.  Usually if the vendor of the home you are buying has not purchased yet, this will be acceptable. This will allow you some flexibility when an excellent offer comes in on your home but the closing is one week later than the closing date of your new purchase.   It never hurts to ask! Should I sell my current home or buy my next home first?

  7. You may want to go back into the property before the closing to measure or show it to your family etc.  If so, put this clause in the offer; "Purchaser reserves the right to inspect the subject property twice prior to closing at a mutually agreeable time".  With this clause, you shall be allowed in whether or not the Vendor has any reservations about you going back into the home prior to closing.

  8. If you are buying a home and the appliances, pool, central air, central vacuum etc. are included try to obtain the make and model of the chattels   (if you do a home inspection Home Inspection Issues, concerns, tips and information the inspector will make note of these items in your inspection report), and/or insert a warranty clause for major chattels and (if possible) insert a warranty clause for a pool.

  9. Have your offer reviewed by your solicitor.  He/She may wish to add or modify some parts of the preprinted form or leave everything as is.  It never hurts to get a second opinion.  If you use this same solicitor for your purchase, they will usually not charge you for this review.

  10. Depending upon the age and type of the property you are buying, try and have the Vendor of the property you are buying provide you with a vendor property condition disclosure report.  If there are no major deficiencies the Vendor will have no problem in signing this.  If they are adamantly against this, you may wish to start asking questions!  In our trading area, the vendor property information sheet (VPIS) is not as commonplace as in other areas of Toronto and the GTA and you may find that not many sellers here will have filled out or want to fill out a VPIS.

  11. BONUS:  When you give your deposit, it is imperative that you submit a bank draft or certified funds.  The reason is not what you would think.  If your conditional offer does not go through and your deposit was only a regular cheque, most brokers are holding the funds for a minimum of 21 days before they release the deposit.  If you give a bank draft or certified funds, you will receive your deposit back with 1 to 3 days!  Just more sound and honest advice from me.

Other Brochures and information available for free on my website- Buyers guide and financial qualifications guidelines,   20 Critical questions to ask a real estate agent BEFORE you sign79 Ideas and Suggestions to improve your sale price by $1000 to $5000, and many more...

Call me now or and I'll get these brochures delivered to you.

This list is certainly not all inclusive but will point out some of the more important issues to think about.  I hope this will help you with your purchase.

If you need more information, please don't hesitate to contact me


A. Mark Argentino, P.Eng.

PS - If you made it this far, then you are interested in seriously investigating the issues, concerns and hard to find "secrets" when buying a home... thus I offer the following 'bonus' information.

More suggestions for Types of Houses to Buy and Types of Houses to Avoid!


Suggestions for types of houses you will likely want to purchase

  • The least expensive house in an upscale neighborhood.
  • On a golf course.  The views are great.  Some people love it, some don't, your choice.
  • A house at the end of the block or a cul-de-sac.   You'll get less traffic.
  • Backed up to land that is zoned residential, or a forest, or water.
  • In a neighborhood that puts your children in the best school or a good school.
  • Reasonably close to fire departments and hospitals and highways.
  • Reasonably close to the local grocery store or shopping or places of work.
  • No traffic or logistics problems getting in and out of your street.
  • High ceilings, large kitchen, updated bathrooms, walk in closets, main floor or upper floor office (higher resale value.)
  • At least a single car garage, two is preferable if you can afford it or at least a double driveway.
  • Has a patterned concrete or interlocking stone driveway.  Much nicer if you can afford it compared to standard asphalt blacktop driveway.
  • Newer home, upgraded appliances, higher efficiency furnace and Air conditioner, good insulation, vinyl windows or at least double glazed thermal argon sealed with UV protection.
  • Has a nice pool in good condition, if so, make sure it's fenced in.


Suggestions for types of houses that you should probably try to avoid (of course, these may be too "good of a deal" to pass up!!)

  • Backing on to a shopping center, railway tracks or land that is zoned for business.
  • Backed up to a street with lots of traffic.  You'll hear it at night.
  • Houses that have any kind of flat roof.
  • The biggest, most expensive house on the block.
  • A house with chipped paint or a damaged roof.
  • Avoid any house that you did not have a home inspection company review.
  • In an area that puts your children in a school such that they cannot walk when they get to be about nine or ten years old, you will thank me for this advice!
  • In a noisy area such as next to an airport or other large industrial area.
  • In a high crime area or one that you must drive through would have to get home.
  • In a neighborhood with high homeowners association maintenance fees.
  • In an area prone to flooding when it rains.  Visit the house or area when it's raining if possible.
  • A house with only one bathroom.  It's very difficult to resell.
  • In or near a 15 to 30 KPH school zone, or facing a school.  Sometimes it is ok to back onto a school, but not often, be careful which part of the school you back onto, the building, playground, fields etc.
  • Neighborhoods with no bylaw code enforcement: boats, commercial vans, etc.
  • A house with no central air conditioning, you will be paying for this soon!
  • A house without a gas or wood fireplace.
  • On a steep hill.  This can be a problem in icy winters.
  • Overpriced "premium view" lots.  If you can't get a decent price, don't buy it unless your pockets are very deep.
  • Has no garage or a carport.  These will be hard to re-sell.
  • In a neighborhood where property values have not increased much over the past five to ten years.
  • 2 bedroom, 2 bath homes are a lot harder to resell than 3 bedroom, 2 bath.
  • You don't want a house with a tiny master bedroom or tiny closets.
  • A weird or unique architectural design that may have a hard time selling later.  If the market is 'hot' when you re-sell then you will likely be fine, but be careful.
  • Anywhere within 2 miles of a landfill or near a water treatment plant.
  • Close to the beginning of the block.  You'll get all the traffic.
  • The lot that gets headlights of all the cars turning onto the street at night.
  • Corner lot near the entrance to your street.  You'll get people tracks on your lawn year round.
  • On a street that's hard to get in and out of, i.e., long traffic light, or busy intersection, or a street that you have to drive past and make a U-turn.
  • On a golf course.  Expect broken windows. Some people love it, some don't, your choice (see Types of Homes to Buy above)!

See, it sometimes depends upon whether you view the glass half empty or half full, I try and view it as 7/8 full all the time!  Thanks and have a great day.  Mark


More good reading.  You will find information that will help you decide if you should buy your next home now or buy later information on whether you should buy or sell your home first and see the cycles in real estate to determine the best time of year to make your purchase.

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