What a house needs after possession
The costs do not stop at closing, they change shape. This page is that shape on three horizons: the work of the first six weeks, the lines that recur every year for as long as you own the place, and the capital projects that arrive inside five years. Each one says what it costs, whether you get a say in it, and which trade does the work.
Every figure comes from an engine that is used elsewhere in the product rather than from a list written for this page. The six-week work is the same catalogue the after-firm plan dates against a real closing. The annual lines are the same bands the cost of ownership statement builds from. The five-year projects are the same catalogue the renovation planner scopes. All of them are ranges for the work in the GTA, never quotes, and every band keeps its unit so a rate never reads as a total.
The first six weeks
39 pieces of work, from the day the keys change hands to day 45. 16 apply to every house and 23 depend on something specific, a pool or a well or a fireplace, and say which.
Why this matches the after-firm planNothing here is a second list: the same catalogue dates itself against a real closing.
This is the same catalogue the after-firm plan dates against a real closing date, so open a listing you are firm on and these arrive with dates on them.
- Not optional
- A regulator, an insurer or a lender requires it, or the house is unsafe or uninsurable without it.
- Expected
- Nobody makes you. Skipping it is accepting a specific risk rather than saving the money.
- Owner's choice
- Entirely your call. The house works either way.
Closing day8 items
- Day oneCollect the keys after funds are releasedNot optional
Keys come from your lawyer or the listing brokerage once the transfer registers and the money moves, which is typically mid to late afternoon rather than at nine.
No cost band recorded for this one.Immediate priorities
- Day onePhotograph every meter on closing dayExpected
Hydro, gas, water and the oil or propane level, photographed with the date. Five minutes that settles any billing argument about the day you took over.
No cost band recorded for this one.Move and settle
- Day oneCollect the fobs, remotes and locker key, and register with the conciergeExpected
Count what you receive against what the agreement said: unit keys, mail key, locker key, garage remote and every fob. Replacements are charged per item.
Only if: Condo or a shared corporation
No cost band recorded for this one.Prepare the home
- Day oneDeep clean the empty houseExpected
Inside cupboards, behind appliances, ducts vents, bathrooms and every window. An empty house is the only time this is a half-day job instead of a fortnight of weekends.
$350 to $1,200 typicalCleaningPrepare the home
- Day oneFind the water main, the panel and the gas valveNot optional
Locate the main water shutoff, the electrical panel and its labelling, the gas shutoff and the furnace switch, and photograph all of them. Twenty minutes, once.
No cost band recorded for this one.Prepare the home
- Day oneKeep the heat on and the water off until you move inNot optional
Set the thermostat no lower than 15C, shut the main supply valve and drain the lines if the move is more than a few days out, and have someone walk the house weekly. Confirm the gas and hydro transfers land on the closing date, not the move-in date.
Only if: Vacant when you take possession, Closing between November and March
No cost band recorded for this one.Prepare the home
- Day oneOrder window coveringsExpected
Measure on the first day and order immediately. Custom blinds run three to six weeks, and the front of the house has no privacy until they arrive.
$400 to $6,000 typicalPrepare the home
- Day oneRekey or replace every exterior lockNot optional
Assume copies exist. Sellers, their agent, contractors, tenants, cleaners and a neighbour have all had a key at some point, and none of them are on a list.
$250 to $900 typicalLocksmithPrepare the home
The first week14 items
- Day 1Change the alarm codes and take over the monitoringExpected
Reset every user code, delete the seller's, and either take over the monitoring contract or cancel it and start your own. Garage keypads and smart locks count.
$150 to $700 typicalSecurity and alarmsPrepare the home
- Day 1Paint before the furniture arrivesOwner's choice
Painting an empty room is faster, cheaper and better than painting around a sofa, and it is the last chance to do it without moving everything you own twice.
$900 to $4,500 typicalPaintingPrepare the home
- Day 1Refinish the floors while the house is emptyOwner's choice
Sanding and refinishing needs an empty house and several days of curing. It is the one job that becomes almost impossible the moment you have moved in.
$1,500 to $6,000 typicalFlooringPrepare the home
- Day 1Replace the smoke and carbon monoxide alarmsNot optional
Ontario requires working smoke alarms on every storey and outside sleeping areas, and carbon monoxide alarms next to sleeping areas in any home with a fuel burning appliance.
$60 to $250 typicalPrepare the home
- Day 2Clear out what the seller left behindOwner's choice
Paint tins, a freezer in the basement, tyres, and the shelving that was described as included. Book one load rather than making six trips to the transfer station.
$250 to $800 typicalJunk removalPrepare the home
- Day 3Get the pool equipment walked and documentedExpected
Pump, filter, heater, salt cell where there is one, and the winterising routine, walked by someone who services pools. Ask for the equipment ages in writing.
Only if: It has a pool
No cost band recorded for this one.Pools and spasExterior and property
- Day 3Test the well water and set a scheduleNot optional
Bacteriological testing through the public health unit, and chemistry through a private lab. Then twice a year, and after any heavy rain or work near the well.
Only if: It is on a private well
$0 to $250 typicalExterior and property
- Day 3Set up the monthly common expense paymentNot optional
Give the management company void cheques or the pre-authorised debit form for the common expenses, effective the first of the month after closing.
Only if: Condo or a shared corporation
No cost band recorded for this one.Move and settle
- Day 3Get a pest inspection before you unpack the kitchenOwner's choice
Mice, carpenter ants and the occasional raccoon entry point. An empty house shows droppings, chew marks and gaps that furniture then hides for a year.
Only if: Built before 1980
$150 to $500 typicalPest controlPrepare the home
- Day 7Have the oil tank inspected and the fuel level readExpected
Tank age, corrosion, the fuel line and the fill. Read the level on closing day: the statement of adjustments prices the fuel in the tank and the reading is what it prices.
Only if: Oil heating
$200 to $600 typicalHeating and coolingExterior and property
- Day 7Start the lawn and the bedsOwner's choice
Either a first season of maintenance from a service, or the mower, the trimmer and the hose to do it yourself. Both cost money in the same month.
Only if: Freehold, Closing between April and June
$200 to $800 typicalLawn careExterior and property
- Day 7Change your address where it is legally requiredExpected
Driver's licence and vehicle registration, health card, the CRA, your bank, every insurer, your employer and the school board. The first three have statutory deadlines.
No cost band recorded for this one.Move and settle
- Day 7Do the repairs the inspection said could not waitExpected
Go back through the inspection report and separate what is urgent from what is a plan. Water, electrical and structural items are the urgent list.
$500 to $5,000 typicalGeneral contractorPrepare the home
- Day 7Have the furnace and air conditioner servicedExpected
A technician on the equipment tells you its real age, its condition and whether the water heater is rented, which is the number nobody checks before closing.
Only if: Freehold
$180 to $450 typicalHeating and coolingPrepare the home
Days 8 to 2113 items
- Day 10Service the garage door and reprogram the remotesExpected
Test the reversing sensors and the auto-reverse, lubricate the track, and reprogram every remote and keypad code so the seller's opener no longer works.
Only if: It has a garage
$150 to $450 typicalGarage doorsExterior and property
- Day 10Clean the ducts after the dust settlesOwner's choice
Worth doing once, after painting and floors and before the furniture. Doing it first means cleaning ducts that are about to fill with construction dust.
Only if: Freehold
$250 to $600 typicalDuct cleaningPrepare the home
- Day 10Have the gas appliances checked by a licensed technicianExpected
Furnace, water heater, stove, dryer and fireplace, checked by someone holding a TSSA licence, with the venting looked at rather than glanced at.
Only if: Gas or propane heating
$150 to $400 typicalHeating and coolingPrepare the home
- Day 14Check the shoreline, the dock and the flood endorsementExpected
Get the shoreline structure and the dock looked at, find out which conservation authority has jurisdiction, and ask your insurer what overland water is actually covered.
Only if: Waterfront
No cost band recorded for this one.Exterior and property
- Day 14Clear the eavestroughs and extend the downspoutsExpected
Clear the troughs, check that every downspout discharges well away from the foundation, and fit extensions where it does not.
Only if: Freehold
$150 to $400 typicalRoofingExterior and property
- Day 14Register for the property tax account and set up paymentNot optional
Register as the new owner with the municipality and enrol in pre-authorised instalments, unless your lender is collecting taxes with the mortgage payment. Confirm which it is.
No cost band recorded for this one.Move and settle
- Day 14Have the wiring and supply plumbing identifiedExpected
On a house built before 1980, get the wiring type, the panel capacity and the supply plumbing material named in writing by a licensed electrician and plumber.
Only if: Built before 1980
No cost band recorded for this one.ElectricalPrepare the home
- Day 14Watch the finished basement through the first heavy rainExpected
A finished basement hides its own history. Check the base of every wall and the floor edges during and after the first serious storm, before you fill it with boxes.
Only if: Finished basement
No cost band recorded for this one.Basement waterproofingPrepare the home
- Day 21Find the property line before touching the fenceOwner's choice
Read the survey in your closing package, or get one. A fence is often not on the line, and rebuilding on the wrong side of it is a dispute with a neighbour you have just met.
Only if: Freehold
$300 to $2,500 typicalFencing and deckingExterior and property
- Day 21Have an arborist walk the propertyExpected
On a lot this size, get the mature trees assessed for condition and risk, and get the ones overhanging the house or the neighbour named specifically.
Only if: An acre or more of land
$250 to $900 typicalArborist and tree serviceExterior and property
- Day 21Pump the septic tank and start the recordExpected
Pump it, have the baffles and the tank looked at, and keep the invoice. A tank on an unknown schedule is a tank due now.
Only if: It is on septic
$350 to $700 typicalSeptic pumpingExterior and property
- Day 21Walk the grading during the first heavy rainExpected
Watch where the water actually goes: against the house, towards a window well, or away. Ten minutes in the rain tells you more than any report.
Only if: Freehold
No cost band recorded for this one.Basement waterproofingExterior and property
- Day 21Have the fireplace and chimney servicedExpected
Swept, inspected and the damper checked before the first fire, whatever the seller said about when it was last used.
Only if: It has a fireplace
$200 to $600 typicalChimneyPrepare the home
Days 22 to 454 items
- Day 30Check the tree bylaw before removing anythingExpected
Most GTA municipalities protect trees over a set trunk diameter, on private land, with a permit and a replanting requirement. The rule is municipal, not provincial.
Only if: Freehold
No cost band recorded for this one.Arborist and tree serviceExterior and property
- Day 30Put the roof's replacement year in the calendarExpected
Get the roof's age from the inspection or the shingle stamp, add the remaining service life, and write down the year and the estimate. This is the largest predictable bill you own.
Only if: Freehold
No cost band recorded for this one.RoofingExterior and property
- Day 30Build the maintenance calendar for the year aheadExpected
Filters, gutters, the furnace service, the pool, the septic, the smoke alarms. Written down once, it stops being a series of emergencies.
No cost band recorded for this one.Move and settle
- Day 45Read the first full month of bills against your estimateOwner's choice
Compare the first real hydro, gas and water bills with the figures you budgeted. This is the month the carrying cost stops being an estimate.
No cost band recorded for this one.Move and settle
The first year, and every year after it
The recurring lines a house creates, a different list from the bills everybody budgets. Ranges for the work in the GTA, never quotes, and which of them a particular house creates depends on the house: a condo apartment creates none of them.
Why these figures match the cost of ownership statementSame bands as the ownership engine, levelled across twelve months even where the bill is not monthly.
These are the same bands the cost of ownership statement builds from, so a figure here and a figure on a listing's true cost page cannot disagree. Each is levelled across twelve months and then says when the money actually moves, because a septic pump-out budgeted twelve times a year is a budget that is wrong all year.
- Owner's choicea season at a time, nothing in the off season
Pool maintenance
$220 to $520 a month, which is $2,640 to $6,240 a year
When it applies: There is a pool.
Excludes: The heater's gas, which lands on the heating bill, and the liner, pump and heater themselves, which are four-figure replacements on a ten to fifteen year cycle.
- Not optionalone bill every few years
Septic maintenance
$35 to $80 a month, which is $420 to $960 a year
When it applies: The house is on a septic system rather than municipal sewers.
Excludes: The tile bed. Replacing one runs five figures and is not an insured peril, so a system at the end of its life is a reason to price the house differently rather than a maintenance item.
- Not optionalone bill a year
Well servicing
$40 to $95 a month, which is $480 to $1,140 a year
When it applies: The water comes from a private well.
Excludes: The pump. A submersible is a four-figure replacement and fails without notice, which is why this line is not optional in a year when nothing happens.
- Owner's choicea season at a time, nothing in the off season
Landscaping and lawn care
$120 to $280 a month, which is $1,440 to $3,360 a year
When it applies: There is a yard, on a suburban lot.
Excludes: The irrigation startup and blowout where there is a system, and anything planted rather than maintained.
- Owner's choicea season at a time, nothing in the off season
Grounds keeping
$350 to $900 a month, which is $4,200 to $10,800 a year
When it applies: An acre or more, where mowing is measured in hours rather than visits.
Excludes: Tree work. A single mature removal by a certified arborist is the largest surprise on a treed lot.
- Owner's choicea season at a time, nothing in the off season
Snow removal
$45 to $140 a month, which is $540 to $1,680 a year
When it applies: There is a driveway and a walk.
Excludes: Salt in an ice year, and roof and vent clearing. The municipality clears the road, not your walk, and in most of the GTA the sidewalk is the owner's responsibility by by-law.
- Owner's choicea season at a time, nothing in the off season
Snow removal, long private driveway
$110 to $320 a month, which is $1,320 to $3,840 a year
When it applies: The driveway is deep enough to be plowed rather than shovelled.
Excludes: Salt in an ice year, and roof and vent clearing.
- Owner's choicebilled monthly
Security monitoring
$35 to $120 a month, which is $420 to $1,440 a year
When it applies: There is an alarm or a gate, and monitoring is a contract rather than an install.
Excludes: The equipment. Some insurers discount the policy for a monitored system, so ask for the credit rather than assuming it.
- Owner's choiceone bill a year
Mechanical service contracts
$60 to $200 a month, which is $720 to $2,400 a year
When it applies: There is plant that is serviced under contract rather than repaired when it fails: an elevator, a standby generator, a geothermal loop, a snow melt system, or several HVAC zones.
Excludes: The repairs the contract's inspection finds.
And the line that is not a bill
A maintenance reserve turns a failed water heater into a cheque rather than a loan. It is set aside against what the building costs to replace, not against what somebody paid for the land under it: the usual 1% of purchase price sets aside more for a small condo in the core than for a large house in Oshawa, when the condo owner maintains a fraction of the building and none of the roof.
$4 to $6 per square foot per year for a standard freehold build, and $2 to $3 per square foot for a condo unit, where the corporation replaces the structure and the owner replaces the finishes and the appliances.
At 1,800 square feet, which is an example rather than a figure about your house, the freehold rate is $6,750 to $10,800 a year. Open the cost of ownership statement on a listing and the same rate is applied to that property's own floor area.
The first five years
The capital work, split by who decides. Every band carries its unit, and a project priced per square foot is not comparable to one priced per job.
How the split and the units workThe house decides for insurability, safety and deferred maintenance. You decide the rest, including efficiency.
Insurability, safety and deferred maintenance are the house deciding: a roof at the end of its life is replaced on your schedule or on the weather's, and an insurer that finds knob-and-tube wiring can decline the policy the mortgage depends on. Everything in the second list is you deciding, including the efficiency projects, because a house with an original furnace costs more to run and is not failing.
Every band carries its unit. A project priced per square foot and a project priced per job are not comparable numbers, and reading one as the other is how a basement finish looks cheaper than a bathroom.
What the house decides8 projects
- Electrical service upgrade to 200 amp$3,200 to $7,500Not optional
New 200 amp panel, meter base and mast or underground service, bonding and grounding brought to current code, ESA notification and certificate of acceptance.
Panel, mast and utility coordination. Excludes any rewiring beyond the panel, trenching for an underground service, and drywall repair where the feeders run. Typically 1 to 3 days on site.
- Basement waterproofing$3,500 to $28,000Not optional
Interior drainage with a sump and backwater valve at the low end, exterior excavation to the footing with membrane and new weeping tile at the high end.
One wall interior at the low end, full perimeter exterior at the high end. Excludes restoring the landscaping and refinishing the basement afterwards. Typically 4 to 20 days on site.
- Furnace and air conditioner replacement$6,000 to $16,000Not optional
High-efficiency furnace and matched condenser, new thermostat, venting and condensate, with any ductwork modification the new equipment needs.
Furnace and air conditioner supplied and installed with minor duct changes. Excludes a new duct system, zoning, and any electrical service work the equipment needs. Typically 1 to 3 days on site.
- Supply line replacement$6,000 to $18,000Not optional
Replace galvanised, polybutylene or Kitec supply lines with PEX or copper, new shut-offs, and a pressure test.
Whole-house supply replacement including access holes, patching and paint. Excludes drain and vent work, and excludes the sewer lateral outside the house. Typically 4 to 12 days on site.
- Asbestos and vermiculite abatement$8,000 to $30,000Not optional
Licensed removal of vermiculite attic insulation, duct wrap, textured ceiling or floor tile under containment, with air clearance testing afterwards.
Type 2 or Type 3 removal under containment with clearance testing. Excludes reinstating the insulation, the ceiling or the floor that was removed with it. Typically 3 to 10 days on site.
- Roof replacement$8,500 to $24,000Not optional
Strip to the deck, replace failed sheathing, ice and water shield, new flashings, vents and asphalt shingles on a typical two-storey.
Asphalt on a typical two-storey, including plywood replacement and new flashings. Cedar, slate and metal are several times this. Excludes structural repair and chimney rebuild. Typically 2 to 5 days on site.
In a condo: The roof of a condominium is a common element. The corporation replaces it out of the reserve fund, and a unit owner neither pays for it directly nor decides when.
- Full rewire$12,000 to $32,000Not optional
Replace knob and tube or remediate aluminum branch wiring throughout, new circuits, grounded receptacles, smoke and carbon monoxide interconnects, ESA certificate.
A two-storey house rewired throughout, including the drywall patching and painting that follows the runs. Excludes a service upgrade, which is usually needed at the same time. Typically 10 to 30 days on site.
- Window replacement$12,600 to $35,000Not optional
Fourteen openings supplied and installed, insert replacement in sound frames, with interior trim and exterior caulking.
Fourteen openings at the trades directory's per-window band. Full frame replacement, larger openings and any change to the opening size cost considerably more. Typically 2 to 6 days on site.
In a condo: Windows in a condominium are usually a common element or an exclusive-use common element. The corporation decides, and a unit owner who replaces one without written approval can be required to put it back.
What you decide15 projects
- Interior painting$3 to $7 per sq ftOwner's choice
Walls, ceilings and trim throughout, two coats, with minor drywall repair.
Per square foot of floor area, walls, ceilings and trim, two coats. Excludes major drywall repair, wallpaper removal and exterior work. Typically 3 to 10 days on site.
- Refinish existing hardwood$4 to $7 per sq ftOwner's choice
Sand existing hardwood to bare wood, repair boards, stain if changing colour, and three coats of finish.
Sand and three coats per square foot. Excludes board replacement, stair treads, and moving furniture out of the house. Typically 3 to 7 days on site.
- Replace the flooring$9 to $22 per sq ftOwner's choice
Remove existing flooring, level the subfloor, and install engineered hardwood, laminate or tile with new transitions and baseboard.
Supplied and installed per square foot, including removal of what is there and new baseboard. Excludes subfloor replacement and levelling more than a skim. Typically 3 to 10 days on site.
- Build a deck$45 to $95 per sq ftOwner's choice
Pressure-treated or composite deck on screw piles or footings, with guards, stairs and a permit-compliant structure.
Per square foot of deck, built and finished, including footings, guards and stairs. Excludes a roof over it, a hot tub, and any grading changes underneath. Typically 5 to 15 days on site.
- Finish the basement$70 to $140 per sq ftOwner's choice
Frame, insulate and board the walls, subfloor and flooring, drop or drywall ceiling, lighting and receptacles to code, and egress where the code requires it.
Per square foot of finished basement area, framing through paint. Excludes underpinning, waterproofing, a bathroom, and any window enlargement needed for egress. Typically 25 to 60 days on site.
General contractorElectricalDrywall and plasterand 3 more trades
- Second storey or rear addition$400 to $750 per sq ftOwner's choice
New structure on existing or new foundation: framing, roof, envelope, mechanical extension, and finishing to match the house.
Per square foot of new space, foundation or reinforcement through finishes. Excludes renovating the existing house to match, a committee of adjustment application, and any servicing upgrade the addition triggers. Typically 120 to 300 days on site.
General contractorRoofingElectricaland 3 more trades
- Attic insulation and air sealing$2,200 to $7,000Owner's choice
Air seal the ceiling plane, box out and insulate the hatch, add blown cellulose or fibreglass to current code, and correct the soffit and roof venting.
Air sealing and a top-up to code on a typical attic, with venting corrected. Excludes vermiculite or asbestos abatement, which has to happen first where it is present. Typically 1 to 2 days on site.
- Front of the house$4,000 to $22,000Owner's choice
New front door and hardware, exterior paint on the trim and porch, sod, beds, mulch, walkway repair and lighting.
Door, paint, planting and a walkway repair. Excludes interlock replacement, retaining walls, tree work and irrigation. Typically 3 to 12 days on site.
In a condo: The exterior of a condominium, including a townhouse door and the ground in front of it, is a common element. The corporation's rules decide what may change.
LandscapingPaintingWindows and doorsand 1 more trade
- Kitchen refresh, same layout$8,000 to $24,000Owner's choice
New counters, sink and tap, new doors and hardware on sound boxes or painted cabinets, backsplash, lighting and paint. No plumbing or wall moved.
Counters, doors, backsplash, tap and lighting in the existing layout. Excludes appliances, flooring and anything that moves a plumbing or gas line. Typically 5 to 15 days on site.
Kitchens and bathroomsPaintingElectricaland 1 more trade
- Cold-climate heat pump conversion$12,000 to $30,000Owner's choice
Cold-climate air source heat pump with an electric or existing gas backup, new line set and pad, controls, and the electrical capacity it needs.
Equipment, installation and controls before any rebate. Excludes a service upgrade, duct resizing for the lower supply temperature, and decommissioning an oil tank. Typically 2 to 6 days on site.
- Bathroom gut$15,000 to $38,000Owner's choice
Strip to the studs, new tub or shower with waterproofing, tile, vanity, toilet, fan ducted outside, and wiring to current code in the existing footprint.
One full bathroom to the studs, in the existing footprint. Excludes moving the toilet drain, structural work on the joists, and heated floors. Typically 10 to 25 days on site.
Kitchens and bathroomsPlumbingElectricaland 2 more trades
- Add a bathroom$22,000 to $55,000Owner's choice
New full or three-piece bathroom where none existed: new drain and vent to the stack, supply lines, framing, waterproofed shower, fan, and circuits.
A new bathroom including the drain, vent and supply runs to reach it. Excludes breaking the slab where there is no existing drain below, and excludes any septic system work. Typically 15 to 35 days on site.
PlumbingKitchens and bathroomsElectricaland 2 more trades
- Kitchen gut, same footprint$25,000 to $75,000Owner's choice
Strip to the studs, new cabinets, counters, tile, lighting and receptacles to current code, new sink and dishwasher rough-in, in the existing footprint.
Cabinets, counters, tile, wiring and plumbing in the existing footprint. Excludes appliances, moving the stack, removing a load-bearing wall, and flooring beyond the kitchen itself. Typically 20 to 50 days on site.
Kitchens and bathroomsPlumbingElectricaland 3 more trades
- Install an in-ground pool$70,000 to $160,000Owner's choice
Excavation, in-ground shell, plumbing and electrical, heater, automation, safety enclosure to municipal standard, and the concrete surround.
Shell, mechanical, enclosure and surround on a typical GTA lot. Excludes retaining walls, rock excavation, a cabana, and the landscaping repair the machinery leaves behind. Typically 30 to 90 days on site.
Pools and spasLandscapingElectricaland 1 more trade
- Garden suite or laneway suite$250,000 to $480,000Owner's choice
A detached secondary dwelling: foundation, structure, its own services, kitchen and bathroom, and the fire access route the municipality requires.
A one or two bedroom detached suite, built and serviced. Excludes the servicing upgrade to the main house, tree protection, and any committee of adjustment application. Typically 150 to 330 days on site.
General contractorElectricalPlumbingand 3 more trades
Which of these a specific house actually needs is a question about that house, and the renovation plan on a listing answers it against the property record rather than in the abstract. How the renovation planner scopes and sequences them.
And who does it
The same work again, grouped by when it comes up and filterable by what your house actually has. Every entry here ends somewhere real: each one names a trade that exists in our directory, carries the price band that category publishes and says how many businesses are listed under it. Where the law requires a licence for that particular work, the card says how many of those records list it with a date inside the last 120 days, and says plainly that nothing here was checked against a registry; where the law requires none, it says that instead of giving you a count that would mean nothing. Where nobody is listed at all, the card says none.
Cut this to your house
Tick what the house has. Everything every house needs stays in the list either way, so nothing you tick can hide the locks or the movers.
Drops the 21 that depend on a fact about the house, which is the shortest honest list for a condo.
Hides 18 of the 42 showing, where the category is real and nobody has joined it yet.
42 services across 4 groups, pointing at 37 categories in the directory.
16 of those categories have nobody listed yet, which covers 18 services on this page. Those cards say so, and the category behind each one still publishes the price band, the licence the work requires and the questions to ask before you hire.
The first week. Locks, alarms and whatever the inspection said could not wait.
- Every house
Rekey or replace the exterior locks
First 48 hours, before the first night in the house
Locksmith. Rekeying, lock replacement, smart locks and lockouts.
$80 to $300 per visit
Rekeying the exterior locks of a typical house. Excludes high-security cylinders and smart lock hardware.
1 listed, and no licence count to give for this one. We hold no licence to check for this category, so insurance and WSIB clearance are what a homeowner compares. That says what we hold, not what the province requires: nobody here has checked whether Ontario licenses this work. A written scope and references are the rest of it.
- Every house
Alarm takeover, code reset and cameras
First week, while you still remember who had access
Security and alarms. Alarm systems, cameras, smart locks and monitoring. Hardwired work requires ECRA/ESA licensing.
Quote only
Equipment and installation. Monitoring is a separate monthly fee, often on a multi-year contract.
1 listed, 0 whose records list every licence this work requires, with a date inside the last 120 days. Nothing here was checked against a registry.
- Every house
The urgent items from the inspection report
First month, water and electrical first
General contractor. Managing multi-trade renovations: permits, scheduling, subtrades and inspections.
$150 to $400 per sq ft
Full renovation per square foot of area renovated. Wide because scope and finish level dominate. Excludes permits and design fees.
1 listed, and no licence count to give for this one. We hold no licence to check for this category, so insurance and WSIB clearance are what a homeowner compares. That says what we hold, not what the province requires: nobody here has checked whether Ontario licenses this work. A written scope and references are the rest of it.
- Built before 1980
Panel capacity and wiring identified
First month, and before any insurer asks
Electrical. Panel and service upgrades, rewiring, circuits, fixtures, EV chargers and knob-and-tube replacement. Requires an ECRA/ESA licensed contractor in Ontario.
$120 to $180 per hour
Licensed contractor hourly rate. A 200 amp service upgrade runs in the low thousands; a full rewire is a five figure job.
1 listed, 1 whose records list every licence this work requires, with a date inside the last 120 days. Nothing here was checked against a registry.
- Every house
Supply line material and shutoff valves
First month, before you need the main at 2am
Plumbing. Drains, supply lines, fixtures, water heaters, sewer laterals, backwater valves and emergency leaks.
$110 to $175 per hour
Licensed plumber hourly rate, higher for after-hours calls. A sewer lateral replacement is a five figure job with excavation.
1 listed, 0 whose records list every licence this work requires, with a date inside the last 120 days. Nothing here was checked against a registry. 1 more lists the licences with a date on the record older than that.
If what you have is a problem rather than a service, start from the job instead: water in the basement and a furnace that will not start are listed there in those words, with the price band and the licence attached.
If you have not closed yet
Most of this is cheaper before the furniture arrives, and some of it is only possible then. A buyer whose offer is firm gets the same services dated against their closing, with the tasks that can stop a closing marked and a week-by-week view of what leaves the account. Open any listing and follow the after-firm plan.