Hello — I’m Roch Saint-Jacques, a real estate broker with a long-standing practice in the Outaouais and beyond. I’ve been hosting the real estate chronicle for many seasons now, and this summer’s edition brings practical market observations, legal changes that affect condominium transactions, and a handful of plain-speaking tips for buyers and sellers. I love talking property — it’s often the biggest asset people manage in their lives — and this season I’ll dive into what I’ve been seeing, what’s changing, and what you should do next.

In this article I’ll summarize the current summer market conditions, explain a recent legislative change that directly affects condo transactions (commonly referred to as “Law 16”), unpack common pitfalls in seller declarations and inspection reports, clarify the rules about signage and municipal bylaws, and give you concrete, actionable checklists whether you’re buying or selling. I’ll also answer frequently asked questions that I get from listeners and clients so you can move forward with confidence.

Outline
Introduction — Why this update matters
Summer 2025 Market Snapshot: What I’m seeing on the ground
Opportunities for Buyers — What makes a home sell
Condo Sector Focus: Law 16 and the Attestation Requirement
Seller Declaration and Disclosure: What to prepare and why it matters
Inspection Reports: When to share, how to interpret, and best practices
Marketing and Signage: What’s allowed and what’s illegal
Practical Checklists for Buyers and Sellers
Questions I’ll Cover This Season: What’s coming up
Frequently Asked Questions (FAQ)
Conclusion — Practical next steps and closing thoughts
Additional Resources and Next Steps
Final Note

Outline

Introduction: Who I am and why this update matters
Summer 2025 Market Snapshot: What I’m seeing on the ground
Opportunities for Buyers and What Makes a Home Sell
Condo Sector Focus: Law 16 and the Attestation Requirement
Seller Declaration and Disclosure: What to prepare and why it matters
Inspection Reports: When to share, how to interpret, and best practices
Marketing and Signage: What’s allowed and what’s illegal
Practical Checklists for Buyers and Sellers
Questions I’ll Cover This Season: What’s coming up
FAQ: Answers to the most common questions I get
Conclusion and final advice

Introduction — Why this update matters

Real estate isn’t an abstract topic — it impacts people’s daily lives, savings, and financial plans. That’s why I’m back for another season of the chronicle: to give clear, honest, and actionable insights. This summer has been an interesting one — historically beautiful weather, people enjoying time outdoors, and a market that’s showing subtle but meaningful shifts. Whether you’re a first-time buyer, an investor, a seller thinking about listing, or a condo board member navigating new rules, there’s something here for you.

Over the past few months I’ve been out visiting properties, talking with other brokers, and seeing what’s selling and what’s not. That boots-on-the-ground perspective, coupled with my involvement with local professional groups, helps me translate changes into practical advice. The rest of this article breaks down what matters most right now.

Summer 2025 Market Snapshot: What I’m seeing on the ground

Let’s start with the macro impression. This summer felt exceptional in ways that changed homebuyer behavior. People spent more time outside, enjoyed gatherings, and visits to cottages and pools increased. That meant fewer people rushing to house-hunt. The selling season didn’t stop — homes continued to sell — but a few trends stood out:

Longer time on market: Compared to a few months ago, houses are staying listed a little longer. Not a collapse, not a crisis — just more days between listing and sale, which gives buyers a better negotiating position than they had earlier in the year.
Negotiations are more common: Offers that once would have been accepted immediately are now subject to more back-and-forth. Buyers who once feared bidding wars now have more room to negotiate contingencies or price adjustments.
Turnkey homes still command attention: Regardless of price point, clean, modern, move-in-ready homes — updated kitchens, renovated bathrooms, neutral finishes — continue to attract quick attention and fair prices.
Seasonal slowdown in activity: Summer distractions matter. When the weather is exceptional, people prioritize lifestyle activities, and listings get fewer immediate showings. That creates windows of opportunity for buyers.
Regional nuance: The dynamics vary across neighborhoods and price brackets. In certain price ranges and locations we still see brisk competition, while in others the market has softened slightly.

Overall, the market is not in freefall; it’s evolving. Buyers should consider stepping out to view properties — this summer is a golden opportunity. Sellers should prepare and present their properties well and be realistic about timing and pricing.

Why the weather matters more than you think

It may sound odd, but extended warm weather and exceptional summer conditions influence real estate activity. When people are out-of-doors, poolside, or away at cottages, fewer weekend hours are devoted to house-hunting. Listing lifecycles stretch a little, and the immediacy of offers dulls. That gives buyers breathing room and bargaining leverage. If you’re a buyer, don’t assume reduced activity means poor stock — it often means opportunity. If you’re a seller, you must work harder on showings and digital presentation to capture attention when buyers do decide to look.

Opportunities for Buyers — What makes a home sell

With a little more time on the market, buyers can be judicious without being hesitant. Here are the practical things to keep in mind as you search:

Get pre-approved: Nothing kills momentum like a financing delay. A mortgage pre-approval positions you strongly when negotiating.
Focus on turnkey value: Homes with updated kitchens, bathrooms, and neutral finishes reduce buyer hesitation. They are easier to resell and easier to live in. Even in a quieter market, these properties still command a premium.
Understand location weight: A great house in a desirable location at a fair price still sells. Don’t ignore location when evaluating what to offer.
Inspect and negotiate based on facts: Longer timelines allow for thorough inspections. Use inspection reports as negotiation tools, not negotiation traps.
Use the summer lull: Go see properties in person. Visit in different lighting and times of day to gauge traffic, noise, and the neighborhood’s real rhythm.

Buyers should come prepared: know your budget, understand the market comparables, and work with an agent who acts quickly when a suitable property appears.

Price ranges and demand

You might wonder if these trends apply to all price segments. In practice, turnkey properties at any price tag — from entry-level houses around the mid-market to higher-end homes — will attract interest. However, the intensity varies: certain neighborhoods and premium segments still see strong demand, while mid-range areas may show more inventory and negotiation. The key takeaway is this: presentation and condition matter more than ever.

Condo Sector Focus: Law 16 and the Attestation Requirement

One of the most important changes this summer affects condominium transactions. What some are calling “Law 16” has been enacted and came into effect on August 14. It introduces a new procedural requirement that has immediate consequences for how condo sales are closed. Here’s what you need to know in plain language:

What the new requirement does

Under the new rules, a notary cannot proceed to the final closing of a condominium sale unless the buyer has the attestation — a specific formal document — issued by the condominium syndicate (the body that represents the condominium’s collective interests). That might seem straightforward, but in practice it creates a few immediate challenges.

Notary holds: Without the attestation, notaries are refusing to sign the deed and complete the sale.
Preparedness gap: Many syndicates do not yet have a ready process to issue the required attestation because the administrative requirements and templates are new. That causes delays.
Transactional friction: Buyers, sellers, and professionals are all adjusting. Expect some transactions to take longer while boards and managers create consistent workflows to produce attestations quickly.

Why attestations matter

The attestation is intended as a form of transparency and protection for purchasers. It confirms certain facts about the condo; for instance, it may confirm current fees, outstanding debts, legal proceedings, or other financial or administrative statuses that affect the unit. In theory, it protects buyers from surprises and ensures the syndicate’s records are up to date before transfer.

Practical implications

For buyers: When purchasing a condo, plan for extra time around the closing date. Ask early about the attestation process and who in the syndicate will prepare it. Put this question on your due diligence checklist.

For sellers: Coordinate with your condo board or property manager well in advance of listing so the attestation can be produced quickly once an offer is in place.

For condo boards and managers: It’s your moment to create a clear, reproducible process. Educate owners about the timing, fees (if any), and required documentation so that attestations can be prepared promptly and consistently.

What to do if your syndicate doesn’t know how to prepare the attestation

This is a common situation right now. The law changed quickly and many syndicates simply haven’t had time to formalize the necessary documents and procedures. Here’s a step-by-step approach:

Reach out to your property manager or the syndicate’s governing committee immediately after an offer is accepted to trigger the attestation process.
Ask whether the syndicate has a standard attestation form. If not, inquire whether the manager or a board member can draft a preliminary attestation based on the condo’s records.
If necessary, consult external resources: the provincial association for condo managers and co-owners (a resource I’m involved with) often provides templates and guidance to member syndicates.
Communicate timelines to the notary so they can anticipate the closing schedule accordingly. Transparently set expectations with the buyer and seller regarding potential short delays.

In short, this is a transitional moment. Syndicates that act quickly to implement streamlined attestation processes will reduce friction and help preserve transaction certainty.

My involvement with the professional association

As someone active with the provincial regroupement of condominium managers and co-owners, I’ve been following this closely. The purpose of the association is to spread best practices and develop templates so that syndicates across Quebec have the knowledge they need. Expect resources, workshops, and templates to roll out as the new law becomes standard practice.

Seller Declaration and Disclosure: What to prepare and why it matters

Another recurring theme I see is confusion around the seller declaration — the formal statement a seller completes about the property’s condition, history, and known defects. It’s sometimes referred to as the seller’s disclosure or the “CV of the property.” This document is important because:

It protects the buyer by disclosing relevant facts about the property.
It protects the seller by documenting what has been disclosed, reducing the likelihood of future disputes.
It allows a smoother transaction because surprises are minimized and issues can be negotiated in advance.

Common mistakes and misunderstandings

Too many seller declarations are incomplete, ambiguous, or fearfully written. Here are typical problems I see:

Incomplete history: Leaving out past issues thinking they are resolved and therefore irrelevant.
Vague language: Phrases like “minor issues” without context or dates make the declaration less useful.
Failure to share inspection reports: Sellers sometimes withhold prior inspection reports assuming they are private. In many cases, sharing them is the right approach, and withholding can create distrust or legal friction.
Underestimating disclosure: Sellers often think a small stain or a past leak is inconsequential, but not disclosing it can lead to disputes after sale.

How to complete your seller declaration correctly

Follow this practical advice to ensure your seller declaration helps, rather than hinders, the sale:

Be factual and specific: Include dates, times, locations, and outcomes where known.
Attach supporting documents: Builders’ warranties, invoices for repairs, inspection reports, and permits for renovations are all useful attachments.
If in doubt, disclose: If you’re unsure whether something should be mentioned, include it. Transparency avoids future problems.
Review with your agent or lawyer: Your realtor can help you phrase items correctly to be factual without being unnecessarily alarming.

Remember: the seller declaration is not a test of perfection. It’s a legal and ethical tool that keeps transactions honest and clear.

Inspections are one of the most important steps in minimizing surprises in a property transaction. But inspections are only useful when handled well. Two questions always come up: when should inspection reports be shared, and what obligations do sellers have to disclose previous inspection reports?

Sharing inspection reports

Transparency is the guiding principle. If an inspection was performed and it pertains to issues that could affect the property’s value or safety, it should be shared with prospective buyers. Hiding inspection reports can erode trust and may lead to legal complications.

Buyers often commission their own inspection — that’s a good practice. If a seller shares a prior report, that gives the buyer context and saves time. A shared inspection report can be a positive advantage if remedial work has been done and documented.

Interpreting inspection findings

Not every report lists catastrophic problems. Many listings have cosmetic or routine maintenance items. Here’s how to interpret typical findings:

Immediate safety concerns: Items like active leaks, electrical hazards, or structural risks must be addressed promptly and disclosed.
Maintenance issues: Items such as worn shingles, aging HVAC components, or minor water stains are common. They should be disclosed, with any known timelines for replacement noted.
Recommendations vs. requirements: Distinguish between suggestions (nice-to-haves) and required repairs. Your inspector’s written report usually clarifies this distinction.

Using inspections as negotiation tools

Inspection reports create clear grounds for negotiation. Typical options following an inspection include:

Seller completes agreed-upon repairs before closing.
Seller provides a credit at closing to cover repair estimates.
Buyer accepts the property with knowledge of the issues and a negotiated price adjustment.

Whatever path you choose, document agreements clearly in writing.

Marketing and Signage: What’s allowed and what’s illegal

Marketing a property properly is essential. In this digital age, the majority of home shopping and discovery happens online. That said, some sellers still like to put up signs and posters locally to draw attention — but beware: municipalities have rules, and some common sign practices are illegal.

Online first, signs second

Today, the primary market is online. Professional photos, virtual tours, clear floor plans, and well-crafted descriptions matter more than the physical signage at intersections. Start with a thoughtful online marketing plan and make sure your property’s digital presence is outstanding.

Municipal bylaws about signage

Municipalities often restrict where and how property signs can be displayed. Typical rules include:

Private property only: You can generally place a sign on your own property, but not on public right-of-ways or municipal land.
No signs at public intersections or roadways: Posting signs on municipal land — such as at a lake access point, at a municipal park, or on an intersection that’s outside your lot — is frequently prohibited.
Temporary sign restrictions: Some towns limit the number or size of temporary signs, especially during election periods or in heritage districts.

A common scenario: you own a rural chalet accessible by several dirt roads and want signs at multiple junctions to help visitors find the property. Placing signs at municipal intersections or on public road allowances can be illegal. Before putting up signs, check with your local municipality. A small fine isn’t worth the trouble and it can create local tensions.

Why signs aren’t always the solution

Physical signs can be helpful for local traffic and neighbours, but for most buyers the discovery process begins online. Investing in high-quality photos, accurate floor plans, clear property descriptions, and targeted online advertising generates far more qualified leads than plastering signs across town. A strategic, modern marketing plan reduces wasted showings and concentrates interest.

Practical Checklists for Buyers and Sellers

Here are two practical, step-by-step checklists to help you navigate the market efficiently.

Buyer’s Checklist

Get pre-approved for a mortgage and know your maximum comfortable budget.
Define non-negotiables: number of bedrooms, school zones, commute tolerance, and desired renovations.
Choose a trusted real estate agent who knows the local market and can act swiftly.
Inspect properties in person during different times of day to get a true sense of the neighbourhood.
Request all available documentation: seller declaration, prior inspection reports, condo attestation (if applicable), and expense statements.
Hire a qualified home inspector and review the report carefully.
Negotiate based on evidence: use inspection findings, market comparables, and knowledge of days-on-market to inform offers.
Understand timelines around the new condo attestation if buying a condo — ask early and confirm expected delivery.
Plan for closing costs and possible immediate maintenance work after moving in.

Seller’s Checklist

Prepare a complete seller declaration — be factual and attach receipts and permits for renovations.
Collect all relevant documentation: inspection reports, warranties, condo documents, and financial statements.
If selling a condo, coordinate with the syndicate to set expectations for the attestation and timing.
Invest in high-quality photography and staging — online presentation drives interest.
Price competitively from day one: consider recent comparable sales and the home’s current condition.
Be ready to respond promptly to showings and to provide documents digitally when requested.
Check municipal rules before installing signs in public spaces or at intersections.
Work with your agent to craft a clear negotiation strategy including what repairs you’ll be willing to do or credits you might offer.

Questions I’ll Cover This Season: What’s coming up

During the season I’ll dig deeper into several recurring topics that listeners consistently ask about. These include:

Detailed explanation and practical guidance on Law 16 for condominiums, with templates and timelines to help boards and buyers.
How to fill out a seller’s declaration properly — plus common language to avoid and common items to include.
Inspection best practices: what inspectors look for, how to prepare a home for inspection, and how to use the report in negotiations.
Marketing tips for sellers in an online-first world: photography, staging, virtual tours, and social media strategies.
Local market figures: monthly dashboards that interpret what the stats actually mean for your buying or selling decision.
Legal compliance around signage, property lines, municipal permits, and renovations that require building permits.

We’ll cover each of these in detail so you can avoid the common missteps I see and move with confidence.

Frequently Asked Questions (FAQ)

Q: Is the market slowing down permanently?

A: No — what we’re seeing is a softening in the pace, not a permanent collapse. Market activity fluctuates with seasonality, interest rates, and broader economic signals. Right now, the summer lull and extended good weather mean sellers often have to wait a little longer for offers, which is good news for buyers. That said, well-prepared, competitively priced homes still sell quickly.

Q: I’m buying a condo — how will Law 16 affect my closing?

A: The main effect is timing. Expect your notary to request an attestation from the condominium syndicate before closing. If the syndicate hasn’t prepared a process, this could delay closing. Ask your agent to confirm whether the syndicate has a standard attestation form and timeline; if not, anticipate communication delays and plan accordingly.

Q: As a seller, what should I put on the seller declaration?

A: Be transparent and factual. Include past issues and repairs, dates and contractors if possible, permits for renovations, and any current or past disputes or liens. Attach inspection reports and invoices for significant work. If you’re unsure whether to include something, disclose it — disclosure protects you and builds buyer trust.

Q: Do I have to share a previous inspection report with a potential buyer?

A: If the report contains facts relevant to the property’s condition, sharing it is usually the right move. It promotes transparency and avoids surprises. That said, buyers often commission their own inspection. Sharing previous reports helps both sides align expectations and can even speed up negotiations.

Q: Can I put signs at the main intersection to direct people to my chalet for sale?

A: Probably not. Many municipalities prohibit signs on public right-of-ways or at municipal intersections. Check local bylaws before placing signs outside your lot. There’s little downside to professional online marketing and a tasteful sign on your private property, but municipal signs can lead to fines.

Q: Are turnkey homes still selling at a premium?

A: Yes. Homes that are move-in ready, with updated kitchens and bathrooms and neutral palettes, remain highly attractive. They often sell at or near asking price and reduce the need for the buyer to immediately invest in renovations.

Q: How do I handle negotiation if an inspection reveals issues?

A: Treat the inspection as a negotiation document. Options include asking the seller to perform repairs before closing, requesting a credit at closing, or negotiating a lower price with the buyer accepting responsibility. Ensure any agreement is clearly written into the purchase contract.

Q: Who prepares the condo attestation and what should it include?

A: Typically the condo’s property manager or the syndicate’s board prepares the attestation. While the exact content depends on the legislative requirements, it commonly includes confirmation of monthly contributions, any outstanding arrears for the unit, ongoing legal actions, and confirmation that the syndicate’s records have been reviewed. Boards should consult legislative guidance and professional associations for templates and compliance advice.

Q: What should I ask my real estate agent about market timing?

A: Ask about recent comparable sales, days on market in your neighborhood, typical buyer profiles, and suggested pricing strategy. A good agent will explain how current conditions affect listing price, staging investments, and the timing of open houses or showings.

Q: Are there differences in how rural properties and city properties behave this summer?

A: Yes. Rural and recreational properties, such as cottages, can be highly seasonal and often see concentrated interest during favourable months. Conversely, city properties rely more heavily on a steady stream of buyers and online discovery. Both types of properties benefit from strong online marketing, but rural sellers should be particularly careful about sign placement along municipal roads.

Conclusion — Practical next steps and closing thoughts

To summarize, the summer of 2025 has given us a market that’s open for buyers without being dire for sellers. Time on market has increased a bit, negotiations are more common, and turnkey properties remain at a premium. The biggest practical development is the new attestation requirement for condominiums (Law 16), which can delay notarial closings if syndicates aren’t prepared. That’s temporary friction: syndicates that put processes in place now will remove barriers quickly.

My recommendations in short:

If you’re a buyer: get pre-approved, shop with purpose, inspect thoroughly, and be prepared for slightly more negotiation room.
If you’re a seller: present your property in its best light, prepare documentation including a clear seller declaration, coordinate early with your condo syndicate if applicable, and invest in excellent online marketing instead of relying on municipal signs.
If you’re a condo board or manager: implement an attestation process now — create clear timelines, designate responsible persons, and use template language to avoid delays in transactions.

I’ll be following these themes closely throughout the season. Expect practical guides, templates, and deeper dives into the law, disclosure best practices, and marketing strategies. If you have questions, don’t hesitate to reach out through the usual channels — I welcome your queries, and I’ll bring them on air and into upcoming articles so everyone can benefit.

Thanks for reading — and here’s to smart, informed real estate decisions this season.

Additional Resources and Next Steps

If you wanted to take immediate steps after reading this article, consider these actions:

Schedule a review with your real estate agent to align strategy with current market conditions.
If you own a condo, contact your board or property manager to confirm whether the syndicate has an attestation template and to agree on expected timelines for issuance.
Sellers: assemble your seller declaration materials — invoices, permits, warranties, prior inspection reports — and ask your agent to help you build a disclosure packet.
Buyers: confirm mortgage pre-approval and compile a list of properties you want to see; schedule showings and be ready to act when you find the right home.
Both buyers and sellers: consult with your notary or legal counsel about contract clauses related to the attestation requirement to avoid surprises at closing.

We’ll keep monitoring the numbers and the impact of legislative changes, and I’ll be reporting back with concrete numbers and a “dashboard” that shows what July and August looked like for listings, sales, and average days on market. Stay tuned for those figures and for practical templates to help with seller declarations and condo attestations.

Final Note

Real estate decisions are rarely simple, but they don’t need to be mysterious either. With transparency, good documentation, and clear communication among buyers, sellers, agents, boards, and notaries, most transactions close smoothly. The recent changes highlight the importance of preparation — and preparation, more than luck, is often what determines success.

Thank you for joining me for this update. I look forward to helping you navigate the market in the coming months and answering your questions. Let’s make this season productive, informed, and a little less stressful for everyone involved.

Roch Saint-Jacques — Real Estate Broker and Host of the Real Estate Chronicle

Summer 2025 Market Update and Condo Law 16 Explained

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