By Taylor Greene CD, Real Estate Broker and Certified Executor Advisor | Royal LePage Estate Realty
If you’ve been named an executor, chances are you didn’t ask for the job — it was given to you by someone who trusted you completely. And now, on top of grief, you’re staring down a to-do list that nobody prepared you for. The mortgage. The bills. The contents of a house full of memories. And eventually, the sale of the property itself.
I’ve been helping executors navigate this process for years. It’s one of the reasons I became a Certified Executor Advisor (CEA) — because I kept seeing families make costly mistakes, not out of negligence, but simply because nobody had explained how estate sales actually work in Ontario.
This guide is for you. It covers everything from probate timelines to preparing the home, choosing the right realtor, and getting the best possible price in Toronto’s current market. Let’s get into it.
What Is an Executor, and What Are You Actually Responsible For?
An executor — sometimes called an estate trustee in Ontario — is the person named in a will to carry out the deceased’s final wishes. That includes paying debts, filing a final tax return, distributing assets to beneficiaries, and yes, dealing with real property.
In Ontario, if the deceased owned real estate solely in their name (not as joint tenants), that property is part of the estate and must go through a legal process before it can be sold or transferred. That process is called probate.
Your responsibilities as executor around real property typically include:
- Securing the property (changing locks, maintaining insurance, winterising if vacant)
- Keeping up with utilities, taxes, and carrying costs
- Applying for probate if required
- Deciding when and how to sell
- Maximising the value of the sale for the beneficiaries
This last point matters more than most executors realise. As an executor, you have a fiduciary duty to act in the best interests of the estate. Selling too quickly, choosing the wrong realtor, or listing a property in poor condition can all expose you to beneficiary disputes.
Probate in Ontario: What It Is and Why It Matters for Real Estate
Probate is the court process by which Ontario validates a will and grants the executor legal authority to deal with the estate’s assets. In real estate, most lawyers and title insurers require a Certificate of Appointment of Estate Trustee (the formal name for probate in Ontario) before they’ll allow the property to be transferred.
How long does probate take in Ontario?
In Toronto and the GTA, probate currently takes anywhere from four to twelve months, depending on the complexity of the estate and court backlogs. Simple, uncontested estates with a clear will and straightforward assets tend to move faster. Contested estates — where beneficiaries disagree, or where the will is challenged — can stretch significantly longer.
Do you need probate to sell a house in Toronto?
In most cases, yes. If the property was owned solely by the deceased, the buyer’s lawyer will almost certainly require a Certificate of Appointment before closing. There are limited exceptions (small estates, survivorship rights in joint tenancy), but as a rule of thumb: plan to wait for probate before listing.
I’ve seen executors try to jump the gun. They list the property early, get offers, and then the deal falls apart at closing when the lawyer asks for probate documentation that isn’t there yet. It’s a painful and avoidable mistake.
Should You List Before or After Probate? The Honest Answer.
This is the question I get most often. Here’s my honest take.
Almost always: wait for probate.
Here’s why it matters for your sale price. When I show estate properties to buyers, “subject to probate” is one of the biggest turn-offs in the listing description. Buyers working on a timeline — and most buyers are — can’t risk a deal falling through or closing getting delayed by months. The uncertainty alone chases off a significant portion of your buyer pool.
I once showed two estate properties in the same month. Both were priced similarly, in comparable Toronto neighbourhoods.
The first had probate completed. It was vacant, unfurnished, and honestly in rough shape — scuffed walls, dated everything. It had 13 offers and sold firm.
The second was still in probate. It was staged, freshly painted, and showed beautifully. It received two offers and sold for less than asking.
The difference wasn’t condition. The difference was certainty. Buyers paid a premium for the one they could actually close.
The one exception: If the estate is genuinely in financial distress — carrying costs are piling up and beneficiaries are under real pressure — selling before probate can work, with the right protective clauses and a buyer who understands the situation. But that’s a conversation worth having with your realtor and estate lawyer before you decide.
How to Prepare an Estate Property for Sale (And Why It Pays Off)
One of the biggest mistakes I see is listing an estate property exactly as it was left. I understand the impulse — it feels respectful, or maybe there just isn’t the budget for improvements. But it costs money.
A cluttered, dated estate home can generate a deeply negative gut reaction in buyers. They don’t see the hardwood under the worn carpet. They smell the pet odour and leave. They look at 40 years of accumulated belongings and feel overwhelmed. Most buyers can’t see past it — and the ones who can use it to negotiate your price down.
Here’s what I recommend, in order of impact:
1. Clear It Out First
Everything has to go eventually. Do it before you list. A vacant home always shows larger than a stuffed one. Donate, sell, or dispose of belongings as appropriate. I have a truck and I regularly help families with this part — dump runs, donation drops, the whole thing. It matters.
2. Deep Clean
You’d be surprised what a professional deep clean does to a house that’s been lived in for decades. Floors, windows, baseboards, the oven. If there were pets or smokers in the home, professional odour treatment is non-negotiable. A clean house smells like money to buyers.
3. Paint
Fresh paint is the highest ROI renovation you can do. Neutral walls — I prefer a flat white that brightens every room — make the space feel larger, newer, and move-in ready. Don’t forget the ceilings and trim. If the home has wood panelling (very common in older Toronto and Scarborough houses), paint it. I’ve done enough of these with a sprayer that I’m happy to jump in and help.
4. Fix the Obvious Problems
Cracked tiles. A dripping faucet. A door that doesn’t latch. These small things signal to buyers that the home hasn’t been cared for, and once they notice one thing wrong, they start looking for others. Small repairs, big psychological impact.
5. Price It Right for Today’s Market
In Toronto’s current buyer-friendly market — elevated inventory, cautious buyers, significant negotiating power — pricing is everything. An overpriced estate listing sits. It gets price reductions. It becomes stigmatised. Buyers assume something is wrong.
Your realtor should be pulling current comparables, not relying on what the neighbour got in 2022. The market is different now, and the pricing strategy needs to reflect that.
What Is a Letter of Opinion of Value, and Do You Need One?
Most executors I work with haven’t heard of this — but they need one.
A Letter of Opinion of Value (sometimes called a Letter of Opinion for probate) is a document prepared by a qualified real estate professional that provides an estimated market value of the property as of a specific date. It’s commonly required by:
- Probate courts in Ontario (to establish the estate’s value)
- Beneficiaries who want an independent assessment before the sale
- The Canada Revenue Agency, for tax purposes related to the estate
This is different from a formal appraisal (which requires a licensed appraiser) and typically costs significantly less. As a Broker and Certified Executor Advisor, I prepare Letters of Opinion regularly for estates across Toronto, Scarborough, East York, and the GTA.
If you need one, reach out — it’s one of the most useful things I can do for an estate early in the process.
Choosing the Right Realtor for an Estate Sale
Not all realtors understand estate sales. Frankly, many don’t want to deal with them — they’re complex, emotional, and often slower-moving than a typical listing.
Here’s what to look for when choosing a realtor to handle an estate:
Experience with estate properties specifically. Ask how many they’ve done. Ask what went wrong and what they learned.
A CEA designation or equivalent. The Certified Executor Advisor designation means the realtor has been trained specifically on executor responsibilities, estate law basics, and the unique dynamics of estate transactions.
Willingness to get their hands dirty. Estate sales often need someone who will physically show up — help clear out a basement, meet the estate lawyer, coordinate a cleaning crew. This is hands-on work. Your realtor should be too.
Knowledge of probate in your specific area. Estate sales in Scarborough are different from Cliffside or The Beaches. Knowing the neighbourhood, the comparable sales, and the buyer profile matters.
Patience. Estate sales take longer. There are more stakeholders — beneficiaries, lawyers, accountants. A good estate realtor understands the pace and doesn’t rush you into a bad decision.
I’ve dedicated a significant part of my practice to this work because I believe executors deserve a specialist, not a generalist who happens to have a listing.
Costs and Timeline: What Executors Need to Budget For
Probate fees (Estate Administration Tax in Ontario): approximately $15 per $1,000 of estate value over $50,000. For a $1,000,000 home, that’s roughly $14,250.
Carrying costs while the estate is in probate: Property taxes, utilities, insurance, and any outstanding mortgage payments continue while the estate is being administered. These can add up to several thousand dollars per month in Toronto.
Preparation costs: Cleaning, painting, minor repairs, junk removal. Depending on the condition of the property, budget $2,000–$15,000. In most cases, this investment returns several times its cost in the final sale price.
Real estate commissions: Standard commissions apply. Your estate lawyer and realtor can walk you through what to expect.
Legal fees: Your estate lawyer will charge for probate filings and closing. Budget accordingly.
Timeline: From the time of death to final sale, most Toronto estate properties take six to eighteen months. Some move faster, some slower. Planning ahead and working with the right professionals from the beginning keeps you at the shorter end of that range.
Frequently Asked Questions: Selling an Estate Property in Toronto
Can I sell an estate property without going through probate in Ontario?
In most cases involving solely-owned real property, probate is required before a sale can close. There are limited exceptions, but a real estate lawyer should review your specific situation before you proceed.
How long does probate take in Toronto?
Typically four to twelve months in the GTA, depending on estate complexity and court backlogs. Simple, uncontested estates tend to move through faster.
Who decides how the estate property is sold?
The executor has legal authority to make decisions about the estate, including the sale of property. Beneficiaries have an interest in the outcome but typically do not have legal authority to block a sale, unless the will specifies otherwise or a court order exists.
Does the estate property need to be cleaned and repaired before listing?
It doesn’t have to be, but it almost always should be. A prepared property attracts more buyers, more offers, and a higher sale price. The cost of preparation is almost always recovered — and then some — in the final sale.
What is a Certified Executor Advisor?
A Certified Executor Advisor (CEA) is a real estate professional trained specifically to help executors navigate estate transactions, understand their responsibilities, and avoid costly mistakes.
What is a Letter of Opinion of Value and when do I need one?
A Letter of Opinion of Value is an expert assessment of a property’s market value, prepared by a qualified real estate professional. It’s often required for probate filings, tax purposes, or beneficiary disclosure. It’s different from a formal appraisal and is typically faster and less expensive.
Can beneficiaries force a sale of estate property?
This is a legal question best answered by an estate lawyer. Generally, the executor has authority over the sale process, but beneficiaries can challenge decisions through the courts in certain circumstances.
What neighbourhoods in Toronto do you specialize in for estate sales?
I work across Toronto and the GTA, with particular experience in Scarborough, The Beaches, Birchcliffe Heights, Cliffside, Cliffcrest, East York, and surrounding areas.
How do I start the process of selling an estate property?
Call or email me. We’ll talk about where you are in the process, whether probate has been initiated, and what the property needs to get market-ready. There’s no obligation and no rush.
Ready to Talk?
If you’re an executor dealing with an estate property in Toronto or the GTA, I’d like to help.
I’m Taylor Greene — a Broker and Certified Executor Advisor with Royal LePage Estate Realty. I’ve helped families navigate estate sales through some of the most difficult moments of their lives, and I take that responsibility seriously.
Whether you’re just starting the probate process, or you’re ready to list tomorrow — reach out.
📞 647-281-5411 · ✉️ Taylor@TaylorGreene.ca · Get the free Executor’s Handbook
Taylor Greene CD is a Registered Real Estate Broker and Certified Executor Advisor with Royal LePage Estate Realty, Brokerage. Serving Toronto, Scarborough, The Beaches, Birchcliffe Heights, Cliffside, Cliffcrest, East York, and the Greater Toronto Area.