How Multiple Offer Situations Work in Ontario: A Step-by-Step Guide for Buyers and Sellers

 

A multiple offer situation in Ontario occurs when two or more buyers submit competing offers on the same property at the same time, triggering a structured process governed by Ontario real estate regulations. Whether you are a buyer trying to navigate a bidding war in the GTA or a seller weighing how to respond to competing offers, understanding this process is essential to protecting your interests and making informed decisions. This guide walks through every stage of a multiple offer situation in Ontario — from how they are declared to how sellers respond — with practical, actionable tips for both sides of the transaction.

What Is a Multiple Offer Situation in Ontario Real Estate?

In Ontario, a multiple offer situation (also called a competing offer situation) arises when a property receives more than one offer simultaneously. Under the Trust in Real Estate Services Act (TRESA), which became fully effective in December 2023, sellers and their brokerages have new obligations around transparency in these situations. Sellers must now decide — before offers begin — whether they want to run an open offer process (where buyers can see the number and some details of competing offers) or maintain the traditional confidential process.

This regulatory shift has introduced greater choice and complexity to the offer presentation process in Ontario. Buyers and sellers alike benefit from working with an experienced broker who understands how these rules affect strategy on both sides. Fardad Farhanian, Broker at RE/MAX REALTRON REALTY INC., Brokerage, has guided hundreds of clients through competitive offer scenarios across the GTA and broader Ontario markets over 25+ years and $750M+ in successful transactions.

How Multiple Offers Are Declared: The Offer Presentation Process in Ontario

The offer presentation process in Ontario real estate follows a series of defined steps. Understanding each step helps both buyers and sellers avoid costly surprises.

Step 1: The Seller Sets an Offer Date (or Offers Are Accepted Anytime)

Sellers can choose to set a specific offer presentation date — commonly called a “holdback” — which encourages multiple buyers to view the property and submit offers simultaneously. This strategy is particularly common in competitive GTA markets such as Thornhill, Markham, Richmond Hill, and North York. Alternatively, sellers can accept offers as they come, in which case a multiple offer situation arises organically when more than one buyer submits before a deal is finalized.

Step 2: The Listing Brokerage Notifies All Buyers of Competing Offers

When multiple offers are registered, the listing brokerage is required under TRESA and RECO guidelines to notify all participating buyer brokerages that competing offers exist. The number of offers must be disclosed. However, the specific price and terms of competing offers remain confidential unless the seller opts into an open offer process.

Step 3: Buyers Submit Their Best Offers

Once notified of competition, each buyer typically has an opportunity to revise or resubmit their offer before the seller reviews all submissions. This is the stage where buyers must decide how aggressively to position their offer — in terms of price, conditions, and closing timeline.

Step 4: The Seller Reviews and Responds

The seller reviews all offers, usually in the presence of their broker. The seller has four options: accept one offer outright, sign back (counter) one offer, reject all offers, or — in some cases — ask buyers to resubmit improved offers (though this practice has specific procedural rules).

Multiple Offer Strategy for Sellers in Ontario

Sellers in Ontario hold significant power in a multiple offer situation, but strategy matters. The goal is not simply to extract the highest price — it is to secure the most complete and reliable offer that will successfully close.

Price Is Not Everything: Terms Matter Too

Experienced sellers in competitive Ontario markets know that the highest-priced offer is not always the strongest. Key terms that affect offer quality include: the size of the deposit (a larger deposit signals buyer commitment), whether the offer is conditional (conditions on financing or home inspection can introduce risk), the closing date flexibility, and whether there are any unusual requests such as inclusions or exclusions.

The Open vs. Closed Offer Process Decision

As of 2026, TRESA gives Ontario sellers the ability to run a transparent, open offer process. In this model, certain non-financial terms of competing offers can be shared with other buyers, allowing them to make informed revisions. This process is still relatively new and not universally adopted. Sellers should discuss with their broker whether an open or closed process aligns with their goals and risk tolerance before setting their offer presentation terms.

Seller Tip: Do Not Release Confidential Information Improperly

Regardless of which process is used, sellers and their brokers must follow RECO’s advertising and disclosure standards. Misrepresenting the existence of other offers or sharing confidential terms without consent is a violation that can result in regulatory consequences. Always work with a licensed broker who understands these obligations thoroughly.

For a deeper look at how Fardad Farhanian helps sellers position their properties effectively, visit the About Fardad Farhanian page.

How to Win a Bidding War in Ontario: Tips for Buyers

Competing in a multiple offer situation in Ontario requires preparation, discipline, and the right professional guidance. These buyer strategies are grounded in how Ontario’s real estate market actually works in practice — not theory.

Get Pre-Approved, Not Just Pre-Qualified

A full mortgage pre-approval demonstrates to sellers that your financing is solid. In a competitive situation, an offer conditional on financing from a buyer who has only a pre-qualification may be viewed as less secure than a firm offer from a pre-approved buyer. Use the mortgage calculator on RealtyMan to estimate your borrowing capacity before entering the market.

Know Your Maximum Before You Enter the Room

Emotional bidding is one of the most common and costly mistakes buyers make in competing offer situations. Before your offer is submitted, establish your absolute ceiling price — the number beyond which you will walk away — and commit to it. Your broker should help you arrive at that ceiling using a current comparative market analysis (CMA) of similar sold properties in the neighbourhood.

Increase Your Deposit Amount

In Ontario, the deposit is typically paid within 24 hours of offer acceptance and forms part of the purchase price. A larger-than-usual deposit — for example, 5% of the purchase price rather than the minimum — signals financial strength and commitment to the seller.

Limit or Waive Conditions Strategically

Conditions on home inspection or financing can make an offer less attractive in a multiple offer scenario. Some buyers choose to conduct a pre-offer home inspection (arranging one before offer night) to allow them to submit a firm offer with confidence. However, waiving conditions carries real risk. Always consult a real estate lawyer before removing standard protections, and lean on your broker’s experience to assess when this approach is appropriate.

Align the Closing Date With the Seller’s Preference

Find out from the listing broker what closing timeline the seller prefers. Matching or closely accommodating that preference can give your offer a competitive edge even if your price is not the absolute highest.

To explore active listings across Ontario where you may encounter these situations firsthand, browse residential properties listed through RealtyMan.

Multiple Offer Situations Across the GTA: What to Expect by Market

The intensity of multiple offer situations varies significantly across Ontario’s regions. The following table reflects general market tendencies as of 2026, based on market activity patterns observed across Fardad Farhanian’s service areas.

City / Region	Typical Offer Competition Level	Common Strategy Observed
Thornhill / Richmond Hill	High (especially detached homes)	Holdback offer dates, firm offers common
Markham	High (tech-sector demand)	Offers well over asking in entry-level detached
North York / Toronto	High for detached, moderate for condos	Mixed conditional and firm offers
Vaughan / Brampton	Moderate to high	Competing offers on new-build resales
Mississauga / Oakville	Moderate	Longer offer windows, more conditions accepted
Barrie / Kingston	Low to moderate	Less frequent holdback strategies

For a comprehensive view of Fardad’s service areas across Ontario and Canada, visit the RealtyMan service locations page.

Frequently Asked Questions About Multiple Offers in Ontario

Can a seller in Ontario secretly accept a higher offer without telling other buyers?

No. Under Ontario’s real estate regulations and RECO’s Code of Ethics, listing brokerages must notify all registered buyer brokerages of the existence of competing offers. While the specific terms and prices remain confidential in a closed process, the existence of multiple offers cannot be concealed or misrepresented.

What happens if all offers are rejected in a multiple offer situation?

The seller is not obligated to accept any offer. If no offer meets the seller’s expectations in terms of price or conditions, the seller may reject all submissions. The property can then return to the market. In some cases, the seller may approach one buyer to negotiate directly after the offer presentation date has passed.

Is it legal to make an offer on multiple properties at the same time in Ontario?

Yes, Ontario buyers are legally permitted to submit offers on more than one property simultaneously. However, buyers must be aware that if more than one offer is accepted, they could find themselves legally bound to purchase multiple properties. It is critical to consult a real estate lawyer and work closely with an experienced broker to manage this risk.

What is a “bully offer” and how does it work in Ontario?

A bully offer (also called a pre-emptive offer) is submitted before the seller’s designated offer date, typically at a price and on terms attractive enough to prompt the seller to accept early rather than wait for the scheduled competition. Sellers are not required to consider bully offers, but listing brokerages must present them to the seller as soon as practicable. The strategy benefits a motivated buyer who wants to avoid bidding war uncertainty.

How does the open offer process under TRESA differ from the traditional process?

In the traditional (closed) offer process, all competing offers remain confidential except for the number of offers received. Under TRESA’s open offer process, the seller can consent to sharing certain details of competing offers with other buyers, such as specific terms (but not necessarily price). This newer process is designed to increase transparency and reduce the information asymmetry that buyers have historically faced. As of 2026, adoption of the open process remains selective and market-dependent.

Work With an Experienced Ontario Broker for Competitive Offer Scenarios

Multiple offer situations in Ontario move quickly and carry significant financial and legal stakes. Whether you are a seller trying to maximize value from competing offers or a buyer hoping to win a bidding war without overpaying, having a seasoned broker in your corner is one of the most important decisions you can make.

Fardad Farhanian is a licensed real estate broker with RE/MAX REALTRON REALTY INC., Brokerage, serving clients across the GTA and Ontario with 25+ years of experience and $750M+ in successful transactions. Fardad works with buyers and sellers in Thornhill, Markham, Richmond Hill, Vaughan, North York, Brampton, Mississauga, and communities across Ontario to navigate competitive market conditions with clarity and confidence.

To explore current listings or discuss your offer strategy, visit the RealtyMan homepage or read more expert real estate guidance on the RealtyMan blog. Ready to take the next step? Contact Fardad Farhanian directly to schedule a consultation.

Fardad Farhanian, Broker, RE/MAX REALTRON REALTY INC., Brokerage
7646 Yonge Street, Thornhill, ON L4J 1V9 | Phone: +1 416-707-1031 | Email: info@realtyman.ca