Should You Put Conditions in Your Offer? The Brutal Truth Every Georgetown Seller Must Know

Should I include conditions in my offer?

Should I include conditions in my offer? — The blunt answer every Georgetown seller needs now.

Why this matters right now

If you’re selling a home in Georgetown, ON you don’t want guesswork in your sale. Conditions change the math, the timeline, and the risk. They also change how buyers behave. The smart seller uses conditions as a negotiation tool — not a hope.

I’m Tony Sousa, a Georgetown real estate broker. I help sellers turn offers into closed sales fast, with less drama. Below is a direct, tactical playbook you can use today to decide when to accept, counter or refuse conditions.

What “conditions” mean to sellers

Conditions are clauses in an offer that allow the buyer (or seller) to walk away or renegotiate if something specific doesn’t happen. Common buyer conditions:

• Financing or mortgage approval
• Home inspection
• Sale of the buyer’s current property
• Appraisal or municipal compliance

Each condition adds time and uncertainty. For sellers that matters more than price alone.

The quick trade-off: certainty vs. price

• No conditions = more certainty, faster close. Buyers give sellers confidence. That often converts to stronger negotiating power for the seller.
• Conditional offer = less certainty, potential delays, risk of collapse. Sellers can demand a higher price, bigger deposit or different timelines to compensate.

If your priority is a fast, guaranteed close, push for unconditional offers. If your priority is extracting the highest price regardless of risk, be ready to accept conditional offers — but structure them to protect you.

Pros and cons of accepting conditions (clear, no fluff)

Pros

• Opens pool of buyers who need financing or inspections
• Attracts buyers who otherwise can’t make unconditional offers
• Can deliver a higher headline price if buyer expects to negotiate after condition removal

Cons

• Increased risk of deal collapse
• Longer carrying costs (mortgage, utilities, taxes, insurance)
• Higher emotional and logistical costs: showings, uncertainty
• Potential for renegotiation after inspections or appraisals

How conditions impact negotiations

1. Timing becomes leverage. Shorter condition periods favor sellers. If a buyer asks for two weeks to get financing, counter to 5 business days.
2. Deposit size signals commitment. Ask for a larger deposit on conditional offers — it’s money on the line and reduces casual offers.
3. Specificity reduces ambiguity. Tight, clear wording (who pays for what, deadlines, consequences) minimizes disputes.
4. Contingencies invite counterplays. Example: a buyer includes a home sale condition. You can counter with a rent-back option, split-closing, or higher price.

When you control timing and deposit, you control the deal.

Georgetown-specific factors that change the rulebook

Georgetown is not downtown Toronto. It has its own dynamics:

• Commuter demand: Buyers move to Georgetown for space and access to GO transit. That can increase competition for family homes close to transit.
• Inventory swings fast: New listings can be absorbed quickly in a low-inventory window. In that scenario, unconditional offers appear more often and sellers have leverage.
• Mixed buyer profiles: Local buyers, Toronto commuters, and investors all behave differently. Investors may prefer no conditions. Relocatees or first-time buyers often need mortgage approval or inspections.
• Age and type of homes: Older, character homes and larger lots often need inspections. Buyers will include inspection conditions more frequently for these properties.

Translate that: if your home is close to the GO train or in a top school district, you can push harder for no conditions. If you’re selling an older home or a unique property, expect more conditional offers and plan accordingly.

Data-driven way to decide: three local metrics to check

Before you sign anything, pull these numbers (your agent should do this):

1. Days on Market (DOM) — Compare your property type to Georgetown average. Lower DOM favors rejecting conditions.
2. Absorption Rate — Number of sales divided by active listings in the last 30 days. Above 20% = seller’s market; below 10% = buyer’s market.
3. Recent closing gaps — How often did conditional offers collapse in the past 90 days? Ask your agent for concrete examples.

If DOM is low, absorption rate high, and few conditional collapses, push for unconditional offers or accept conditional offers only with short timelines and larger deposits.

Practical counter-offer tactics for sellers

• Shorten condition periods. Change 10 business days to 3-5 business days.
• Increase deposit. Ask for a bigger deposit held in trust, refundable only if conditions fail under clear terms.
• Require mortgage pre-approval, not just pre-qualification. Ask for lender contact details and clear timelines.
• Limit inspection scope. Allow a general inspection but exclude invasive testing unless a major issue arises.
• Add an “as-is” clause with buyer acknowledgment and an incentive (price holdback or minor credit) for major defects.
• Use firm closing dates. Tie extensions to financial penalties or increased deposit.

These moves reduce your downside while keeping the deal alive.

When to accept a condition as a seller

Accept a condition when one or more of these are true:

• Market indicators show balanced or buyer’s market dynamics.
• The buyer’s agent provides strong proof of funds and lender pre-approval.
• The buyer is willing to shorten timelines and increase deposit.
• The cost of holding the property longer (mortgage, taxes, staging, stress) is greater than the price difference you can achieve by insisting on unconditional offers.

If you accept a condition, make it precise, with deadlines, written consequences, and a clear path to closing.

Simple script sellers can use with their agent

“We want certainty. If the buyer needs a condition, shorten the timeline to 5 business days, increase deposit to $X, and require lender contact and written pre-approval. If they won’t agree, we counter to an unconditional offer or wait for a qualified buyer.”

Use this language in your counter-offer. It removes ambiguity and sets expectations.

Example scenarios and recommended seller responses

Scenario A: Multiple offers, several unconditional. Response: Pick the best unconditional offer or use competing unconditional offers to push price higher. Avoid conditional offers unless they’re substantially above market.

Scenario B: Single conditional offer with buyer needing financing. Response: Ask for 3–5 business days for financing approval, require lender contact, increase deposit.

Scenario C: Buyer needs sale-of-home condition. Response: Ask for proof of listing and showing activity on buyer’s property, shorten the condition period, or require a leaseback arrangement if needed.

Scenario D: Older house with likely defects. Response: Allow inspection but limit it to specific, non-invasive checks. Consider an as-is sale with a small repair credit to keep buyers comfortable.

Legal and practical safeguards

• Use a trusted local real estate lawyer for wording and timelines.
• Put everything in writing. Verbal promises don’t hold up.
• Keep copies of lender pre-approval and proof of funds.
• Make deposits non-refundable only under clearly stated conditions.

These steps reduce disputes and give you leverage if the buyer tries to back out without cause.

Final decision framework (two-minute test)

1. What’s the absorption rate and DOM for homes like mine? If favorable, say no to conditions.
2. How motivated is the buyer? Proof of funds + lender contact = stronger position.
3. What’s my carrying cost per month? If high, accept conditional offers only with strong protections.

If two of three check out (market favors seller, buyer shows proof, carrying cost low), push for unconditional. If not, accept a conditional offer only after tightening terms.

Local closing reality: Georgetown facts sellers must keep in mind

• Proximity to the GO train raises buyer urgency for transit-friendly houses. That can mean more unconditional offers for well-priced properties near transit.
• Many buyers travel from Toronto — they often have financing lined up but might request inspections for older homes.
• New builds and modern townhomes often sell with fewer conditions. Older detached homes commonly have inspection conditions.

Tailor your expectations to your property type and location within Georgetown.

Contact and next steps

If you want a real, local assessment of how to handle conditions for your specific Georgetown property, call or email me. I’ll run the local data, show you comparable conditional vs unconditional outcomes, and give you a written negotiation script.

Tony Sousa, Local Realtor — Georgetown, ON
Email: tony@sousasells.ca
Phone: 416-477-2620
Website: https://www.sousasells.ca

FAQ — Georgetown sellers’ top questions about conditions and offers

Q: Are conditional offers common in Georgetown?
A: Yes, especially for older homes and buyers who are relocating or need mortgage approval. For well-priced homes near transit or in strong school zones, unconditional offers are more common.

Q: How long should a condition period be?
A: Aim for 3–5 business days for financing and 5–7 business days for inspections in active markets. Lengthen only if the buyer provides strong proof of need.

Q: Can I require a larger deposit on conditional offers?
A: Yes. Increasing the deposit signals commitment and compensates you for risk. Your agent will recommend an amount appropriate for the local market.

Q: What protections should I demand if a buyer needs to sell their house first?
A: Ask for proof the buyer’s home is listed with an active agent, evidence of showings, a shortened condition period, or a leaseback/bridge financing plan.

Q: Should I accept offers “as-is” to avoid conditions?
A: Sometimes. As-is sales attract buyers willing to take on risk and can speed a sale. Consider a small price adjustment or a credit to balance buyer concerns.

Q: What if a buyer waives an inspection and later finds issues?
A: If inspection is waived explicitly in writing, the buyer usually has no recourse unless there was fraud or misrepresentation. That’s why many sellers welcome waived-inspection offers.

Q: How do I know if I should push for no conditions or accept a condition?
A: Use the three metrics: DOM, absorption rate, and carrying costs. If the market and buyer strength favor you, push for no conditions. If not, accept conditions only with tight protections.

Q: Who decides the deposit amount and timelines?
A: The buyer proposes, but you counter. Deposits and timelines are negotiable and your agent should advocate for terms that protect you.

Q: How can a local agent help me navigate conditions?
A: A local agent brings current MLS data, recent examples of conditional collapses or firm closes, and negotiation experience specific to Georgetown. That local context is what turns an offer into a closed sale.

If you want a custom assessment for your property, I’ll prepare a market snapshot and a negotiation playbook tailored to your home. Contact me: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca