What Condo Fees Really Cover — The Georgetown Seller’s Playbook (Don’t List Without This)

What’s included in condo fees?

Want to stop guessing? Here’s exactly what your condo fees pay for — and why Georgetown sellers must know.

Why every Georgetown condo seller must understand condo fees

If you’re selling a condo in Georgetown, ON, condo fees aren’t just a line item. They’re a buyer magnet — or a deal killer. Know what’s inside them, present the facts, and you control price and perception. Ignore them and watch offers vanish.

I work with Georgetown sellers every week. I’ve negotiated deals where a clear breakdown of condo fees increased the sale price and cut time on market. I’ve also seen sellers lose buyers because fees were hidden or misunderstood. This guide gives you the exact breakdown, what to check in your documents, and how condo fees affect selling strategy in Georgetown.

What condo fees usually include — the full breakdown

Condo fees pay for the shared costs the condominium corporation handles for the building and grounds. Exact items vary by building and unit type, but the typical components are:

• Operating expenses

• Building maintenance and repairs (common areas, hallways, roofs, parking garage)

• Janitorial and cleaning of common spaces

• Landscaping, snow removal, exterior upkeep

• Elevator contracts and maintenance

• Security, concierge, and access systems

• Amenity upkeep (gym, pool, party room)

• Utilities (sometimes included)

• Water and sewer (common in many buildings)

• Heat and often hot water

• Electricity for common areas and sometimes in-suite electricity in specific condo models

• Management and administration

• Property management fees (company that runs the building)

• Administrative costs (office, photocopying, document management)

• Legal and accounting fees

• Insurance for the building structure and common elements (master insurance policy)

• Reserve fund contributions

• Money set aside for major repairs and capital projects (roof replacement, garage repairs, exterior work)

• Mandatory in Ontario; size and contribution rate depend on reserve fund study

• Contracted services and inspections

• Pest control, HVAC servicing for common areas, fire and safety compliance (sprinkler, fire alarms)

• Elevator inspections, boiler maintenance

• Garbage, recycling, and waste management

• Miscellaneous

• Administrative levies, minor discretionary expenditures

Important: Property taxes and your mortgage are not paid through condo fees. These remain the owner’s responsibility unless you’ve negotiated otherwise.

What’s NOT included — common buyer misconceptions

• Property taxes: paid by the unit owner. Buyers budget for municipal taxes separately.
• Individual utilities: in buildings where hydro, cable or heating is billed to the unit, this is separate from condo fees.
• Mortgage, home insurance for individual units (you still need condo unit owner insurance to cover contents and deductible).

Special assessments and fee increases — the hidden risks

Condo fees can rise. When reserve funds are low or an unplanned repair appears, the board can levy a special assessment or increase monthly fees. For sellers, this matters because:

• Buyers will factor upcoming increases into offers.
• Mortgage approval can be affected if the condominium has recent or recurring special assessments.
• Disclosure of pending major projects (cladding, roof, parking garage) can slow negotiations.

Action for sellers: get the latest reserve fund study, recent board minutes, and a copy of any work proposals before listing.

How condo fees affect selling price and buyer pool in Georgetown

1. Buyer affordability: Higher condo fees reduce a buyer’s qualifying power. Lenders include condo fees in debt-service calculations. If fees are higher than comparable units, offers can be lower.
2. Perceived value: If fees include desirable utilities and premium amenities (heat, water, parking, gym, concierge), buyers are more willing to pay a premium.
3. Investor interest: Investors compare net yield. High fees without commensurate benefits reduce ROI and lower investor bids.
4. Market positioning: In Georgetown’s market, where buyers compare nearby Halton Hills and Guelph suburbs, well-documented fees and strong reserve funds create a competitive advantage.

Practical checklist for Georgetown sellers — what to prepare before listing

• Condo Status Certificate: Ontario sellers must provide it. This file lists fees, arrears, bylaws, and any legal action. Review it with your agent.
• Current budget and last 2 years of financial statements: show fee breakdown and reserves.
• Reserve fund study and any engineering reports: especially important for buildings older than 10–15 years.
• Recent minutes from board meetings (12–24 months): reveals planned projects and recent levies.
• Utility billing structure: which utilities are included in fees and which are billed separately.
• Insurance policy summary (master policy) and unit owner deductible amount.

Deliver these documents in your online listing and in your showing package. Transparency accelerates sales and builds trust.

How to market condo fees to increase offers

• Translate fees into value: “$450/month covers water, heat, on-site gym, concierge, and exterior maintenance.” Buyers evaluate what they don’t have to manage.
• Use comparisons: show how your fee stacks against other Georgetown condos with fewer amenities.
• Highlight a healthy reserve fund and absence of special assessments.
• If fees are high, justify them with recent upgrades (new roof, elevator modernization, waterproofing) and show the long-term savings.

Pricing strategy: factor condo fees into your list price clearly

Don’t hide fees in fine print. Two strategies work in Georgetown:

• Price competitively and lead with total monthly housing cost: mortgage + condo fee + taxes estimate. Buyers make decisions on monthly outlay.
• If fees are above market, price slightly more aggressively but showcase the inclusions and long-term savings to justify the premium.

Your agent should run comparative listings showing total monthly costs of competing properties — not just the list price.

Negotiation tactics tied to condo fees

• If the buyer is sensitive to fees, offer to provide a 12-month bill history so they can see real costs.
• If a pending special assessment exists, be prepared to negotiate price or offer to cover a portion, depending on the buyer and market strength.
• For investor sellers: present a net operating income statement that accounts for condo fees so investors can see true yield.

Georgetown-specific considerations

• Market context: Georgetown buyers compare nearby markets (Acton, Milton, Burlington). Condos that include utilities and strong amenity packages perform better.
• Building age: Many Georgetown condo buildings are mid-rise developments from the 1990s–2010s. Older buildings often have higher fees due to aging systems and bigger reserve fund needs.
• Buyer profile: Georgetown sees a mix of young professionals and downsizing retirees. Emphasize convenience, maintenance-free living, and predictable monthly costs for retirees; focus on amenities and commute benefits for professionals.
• Local regulations: Condo law in Ontario requires a status certificate. Work with a local realtor (someone who closes Georgetown condo deals regularly) to interpret the documents for buyers and lenders.

Seller mistakes to avoid

• Hiding fee details until negotiation. Buyers lose trust.
• Not checking the reserve fund study and missing pending major repairs.
• Listing without comparing total monthly costs with competing units.
• Assuming all buyers understand what’s included. Spell it out.

Call to action — use a local expert who sells condos in Georgetown

Selling a condo demands more than staging and photos. You need a selling plan built around the numbers buyers care about: condo fees, reserve health, and predictable costs.

I’m Tony Sousa — a local realtor who sells condos in Georgetown every month. I’ll prepare the exact documents buyers and lenders want, price your unit with total monthly housing cost in mind, and sell it faster for the highest net.

Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca

FAQ — Common seller questions about condo fees in Georgetown

1. Do condo fees cover property taxes?

No. Property taxes are paid by the unit owner. Condo fees cover shared building and amenity costs, not municipal taxes.

2. How do condo fees affect a buyer’s mortgage approval?

Lenders include condo fees in monthly debt calculations. High fees reduce borrowing capacity and can lower the maximum mortgage a buyer is approved for.

3. What is a reserve fund and why does it matter?

The reserve fund is a pool for major repairs and replacements. A healthy reserve fund reduces the likelihood of special assessments and reassures buyers.

4. What is a special assessment?

A special assessment is an extra charge levied on owners for unplanned or underfunded major expenses. It can be one-time or spread over months/years.

5. Should I disclose upcoming major repairs?

Yes. Ontario laws and good practice require disclosure. Withholding this information risks delaying or scuttling a sale.

6. How can I make high condo fees a selling point?

Show what they include. If fees cover heat, water, amenities and strong building maintenance, present that as convenience and predictability.

7. Where can buyers find the exact fee breakdown?

In the condo status certificate, budget, and recent financial statements. Provide these in your listing package.

8. How much do condo fees typically run in Georgetown?

Fees vary by size, building age, and amenities. Rather than relying on averages, compare fees for similar units in the same building or nearby buildings in Georgetown for accurate positioning.

9. What should my realtor provide me before I list?

A review of the status certificate, reserve fund study, recent minutes, a breakdown of what the fees pay for, and a pricing plan that factors in total monthly costs.

10. Who pays outstanding arrears on condo fees at closing?

Outstanding condo fee arrears are typically settled at closing. The status certificate will reveal any arrears.

If you’re selling a condo in Georgetown, get the facts ready. I’ll walk you through every document and show buyers the value inside the fee. Email tony@sousasells.ca or call 416-477-2620 to get a free condo-fee audit for your listing.