Straight answers. No footnotes.

The same way anyone underwrites a house: comparable sales in the neighbourhood over the last six to twelve months, condition, layout, and what it will cost us to bring it back to a state where a family would want to live in it. We don't use a formula that spits out a number — every house is worked out on paper.

For a showing-ready home in a strong pocket, yes — usually a bit lower than a well-prepared open-market sale. That's the honest trade of a direct sale: you're paying, in effect, for time, privacy, and certainty. For homes that need real work or are in tricky situations, the gap closes quickly once you account for prep costs, commission, and holding time.

Yes — meaning we don't need a mortgage from a lender to complete the purchase. The funds are wired to your lawyer's trust account on closing day.

No commission. No admin fee, no marketing fee, no processing fee. You pay your own lawyer — usually $1,500 to $2,500 — and that's it.

Of course. We try to send our best number the first time. If there's something we've missed, tell us. Sometimes we can move; sometimes we've priced it about right.

Our standard offer includes a five-business-day due-diligence period during which our lawyer confirms title is clean. We don't include a home-inspection condition. We don't include a financing condition.

Fourteen to twenty-one days is typical. We've done it in eight when the situation required it. On the slow end, we can hold closing out to 60 or 90 days.

Yes. Once you tell us what date works best for your move, we'll close on that date.

Yes. We can arrange a short rent-back — usually up to 30 days — at a fair rate, or free of charge if the timeline is short. The details go into the agreement in writing.

Your lawyer receives the funds by wire in the morning. Once title has been registered, your lawyer forwards the net proceeds to you — usually by wire or bank draft the same afternoon.

No. It's handled entirely by lawyers on both sides. Out of province or country is fine — sign-and-scan works.

No. We buy houses as they are. If there's an active leak that could get worse before closing, mention it, but you don't need to arrange repairs.

No. Leave it as it is.

Common in older GTA homes. We've dealt with all of it and plan for replacement in our numbers. If you know it's there, tell us — we'd rather include it than surprise anyone.

Not formally. Our visit is a walk-through with a notebook. We're not sending an inspector, and we don't use inspection findings to renegotiate.

Yes. Take what you want; leave the rest. We'll clear the house after closing, including garage contents, tools, sheds — the hardest things to move.

Yes, we do this often. We can hold closing until probate is granted, and we'll deal with your estate lawyer directly.

We honour the lease. In most cases we take the property tenanted and manage the transition ourselves.

Usually yes. Property tax arrears, utility liens, and small judgment liens are typically paid out through your lawyer at closing.

Yes, and please do so early. If the bank has begun proceedings, there are usually still options — some of which don't involve selling to us. We'll walk you through them.

We work with family lawyers and accommodate joint-signature and court-directed sale structures.

Daniel — the founder — from your first email through closing day. Michael, his brother, usually comes to the house visit.

No. Every home we sign for, we close on ourselves. We don't assign contracts.

Never. No public listing, no photos online, no lawn sign. Your details stay between you, us, and our lawyer.

Yes. Once we've met and you're seriously considering our offer, we're happy to put you in touch with a previous seller. We won't share their number cold.

Before you sign there's nothing to change your mind about. After signing, the standard rules apply and your lawyer can walk you through them. In practice, we've torn up an agreement without argument once when a seller changed their mind mid-file.

Some are, some aren't. Everything we currently have available is on the Available Homes page.

Yes. Buyer's agents are welcome; we'll pay standard buyer-side commission where applicable. You can also come directly.

Every home is listed at a price we intend to sell at. We're not looking for a bidding war and we don't set a hidden reserve. Offers close to asking, with reasonable conditions, tend to go through.

We provide a written 12-month warranty on major systems (mechanical, roof, plumbing rough-in, electrical panel). Details are shared during due diligence.

Yes. Bring any inspector you like. We keep the water on and the heat running.