How long is an offer valid in Ontario?

How long is an offer valid in Ontario?

How long will an offer stay valid in Ontario? The one deadline Milton buyers and sellers ignore at their peril.

Quick answer — the practical pull-the-trigger rule

Legally, an offer stays valid until one of three things happens: it’s accepted, it’s revoked, or the stated expiry time passes. In Ontario real estate deals you control that clock by putting a clear “irrevocable until” date and time in the offer. If you don’t, the offer lapses after a reasonable time — and “reasonable” depends on the situation.

This matters more in Milton than you think. Milton’s market moves fast. A vague expiry window costs buyers homes and sellers missed leverage.

Why expiry time matters in Ontario real estate

An expiry time does two things:

• It creates pressure. Buyers force timely responses. Sellers pressure buyers to be decisive.
• It defines legal certainty. Acceptance communicated after expiry is not a valid acceptance.

Standard Ontario purchase offers (OREA forms) include an irrevocable clause for this reason. Use it. Don’t rely on “reasonable time”.

How agents and lawyers treat offer validity

• If the offer includes a specific date/time, that’s the controlling limit. Once that time passes, the offer is dead unless the seller explicitly accepts after and the buyer agrees.
• If there’s no time, the offer can be revoked before acceptance. Courts may call it dead after a “reasonable” time — but that is risky.
• Communication matters. Acceptance must be communicated to the buyer or buyer’s agent before expiry. In practice, email, text, or e-signature timestamps are treated seriously — but confirm receipt.

Note: This is practical guidance. For legal certainty, consult your lawyer.

Typical timelines you’ll see in Milton

• 24 hours: Common for conditional offers or when agents want quick replies.
• 24–48 hours: Typical for subject-to-financing or inspection windows on slower listings.
• Same day (3–6 hours): Used in multi-offer or hot-listing situations to create urgency.
• “Firm” offers: No conditions and an irrevocable clause for a short window to force immediate acceptance.

Milton listings in desirable pockets (close to Hwy 401, schools, GO transit) often attract multiple offers with short irrevocable windows. Expect shorter windows during peak season.

Offers with conditions vs. firm offers — how expiry affects negotiation

• Conditional offers: The expiry time sets how long the buyer has to satisfy conditions (e.g., financing, home inspection). If the seller accepts before conditions are cleared, the buyer must still meet conditions or risk breach unless timelines were explicit.
• Firm offers: These waive conditions. Sellers love them. Buyers use them to win, but they increase risk.
• Subject-to clauses: Clearly state timelines for each condition. If a condition deadline passes without removal, the offer can be treated as revoked.

Always align condition deadlines with the irrevocable time so there’s no legal confusion.

Practical negotiation tactics for Milton buyers

• Put an irrevocable time in the offer. Don’t leave it open-ended.
• Use a reasonable deposit. Bigger deposits show commitment and can tilt sellers.
• Offer a short irrevocable window in hot markets (6–24 hours) to signal urgency and avoid counter-play.
• Consider an escalation clause in crowded bidding — but use with care and numbers that make sense.
• Communicate delivery method and confirm receipt. Email timestamps and e-signatures matter.

If you want to win a home in Milton, make decisions fast. Be pre-approved, have your inspection inspector ready, and know what conditions you will and won’t waive.

Practical negotiation tactics for Milton sellers

• Set short irrevocable windows on listings expected to draw multiple offers. 6–24 hours forces buyers to show their best.
• Request “highest and best” by a deadline. That creates clear timelines and simplifies evaluating offers.
• Ask buyers to confirm removal of conditions before acceptance if speed matters.
• Keep backup offers with clear expiry times so you have options if the top deal collapses.

Sellers who don’t set deadlines often encourage lowball or slow offers. Deadlines create competition.

Electronic offers, timestamps and delivery — what counts in Ontario

• Email with time stamps and e-sign platforms are commonly accepted as communication. Keep copies.
• Confirm receipt verbally with the listing agent if you can.
• If a buyer withdraws before acceptance, that revocation must be communicated to the seller prior to acceptance.

Pro tip: When you hit “send,” follow up with a quick call to confirm the listing agent got the offer.

Real examples — Milton market scenarios

1) Multiple-offer listing near Milton GO: Seller sets 4 pm irrevocable. Ten buyers submit offers before 4 pm. Seller evaluates all and accepts one at 6 pm. That accepted offer is invalid because acceptance came after the irrevocable time. Seller can ask the chosen buyer to re-submit or enter a new contract.

2) Buyer submits offer with no expiry listed. Seller accepts two days later. The buyer can assert the offer was revoked if not accepted within a reasonable time. This is messy. Don’t do it.

3) Buyer includes financing condition with a 5-day removal deadline but sets irrevocable at 24 hours. If seller accepts within 24 hours, buyer still needs to remove conditions in 5 days or risk breach. Make timelines consistent.

Checklist: How to write an offer that holds water in Milton

• Always include an “Irrevocable Until” date and exact time.
• State how acceptance will be communicated (email/agent/DocuSign).
• Match condition removal deadlines with irrevocable timeframes.
• Use a realistic deposit amount and spell out who holds it.
• Include a clean, clear expiry clause to avoid ambiguity.

Why local expertise matters

Milton’s neighborhoods behave differently. A condo near the GO with few listings moves differently than a detached home in newer subdivisions. Local market knowledge tells you how short your irrevocable window should be, whether to waive conditions, and when to push hard on price.

This is where a focused Milton agent helps. They know which pockets will produce multiple offers in hours and where a buyer can take time.

When to get legal advice

If you’re unsure about a clause, a condition deadline, or acceptance communication, call a real estate lawyer. They’ll interpret the contract language and protect your deposit.

Closing — Act like deals are lost if you don’t

In Milton, indecision costs homes. The right irrevocable time and clean offer win deals. The wrong one drags you into confusion, late acceptances, and lost opportunities.

Want clear action? Prepare your documents, set a tight but fair irrevocable window, and confirm delivery.

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

FAQ — Offers, expiry and negotiation in Milton, Ontario

How long is an offer valid in Ontario?

An offer is valid until it’s accepted, revoked, or reaches the expiry time stated in the offer. If no expiry time is stated, it lasts for a “reasonable” time, which is risky and unpredictable. For real estate in Ontario, specify an “Irrevocable Until” date and time.

What happens if an offer is accepted after the expiry time?

That acceptance is generally invalid. The offer has lapsed. The seller can ask the buyer to submit a fresh offer or negotiate anew.

Is a verbal acceptance binding?

No. Verbal acceptance is risky. Acceptance must be communicated to the buyer or buyer’s agent in a verifiable way (email, signed document, e-sign). Always get written confirmation.

Can I withdraw my offer before the expiry time?

Yes. A buyer can revoke their offer at any time before acceptance, but the revocation must be communicated to the seller before acceptance.

How long should my irrevocable time be in Milton?

It depends on market heat. For hot, multiple-offer listings, 6–24 hours. For normal listings, 24–48 hours. For conditional offers requiring inspections or financing, align your condition deadlines accordingly.

What if I don’t include a deadline in my offer?

Without a deadline, the offer may expire after a reasonable time. That invites disputes. Always include an exact date and time.

Do e-signatures and emailed offers count as accepted?

Yes, if acceptance is communicated before expiry and is verifiable. Keep all timestamps and confirmations.

What’s the difference between conditional and firm offers?

Conditional offers require events (mortgage approval, inspection) to occur by set dates. Firm offers waive those conditions. Firm offers carry more risk for buyers but are stronger in negotiation.

Should buyers waive conditions in Milton?

Only if you understand the risk and are financially positioned to do so. Waiving conditions increases your chance in multiple-offer situations but removes common protections.

What’s the best negotiation tactic for sellers in Milton?

Set short irrevocable windows, request “highest and best” if needed, and keep backup offers. Short deadlines create urgency and reveal serious buyers.

If you want a practical, no-fluff strategy for writing or evaluating an offer in Milton, email tony@sousasells.ca or call 416-477-2620. Get the timing right — that’s where deals are won.