How to Sell Your Home Privately in Manitoba (2026)
Selling privately in Manitoba can save you tens of thousands in agent commissions. This guide covers exactly what documents you need, what you're required to disclose, and how the closing process works — step by step.
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Land Transfer Tax in Manitoba
Manitoba Land Transfer Tax rates: 0.5% on the first $30,000; 1% from $30,000 to $90,000; 1.5% from $90,000 to $150,000; 2% over $150,000.
Closing Professional in Manitoba
Real estate lawyer required
A real estate lawyer is required for title transfer in Manitoba.
Disclosure Requirements in Manitoba
Property Disclosure Statement (PDS) — Appendix A to the Residential Offer to Purchase
Not legally mandated by the Real Property Act or Real Estate Services Regulation. However, if the buyer makes the PDS a condition of the offer, the seller must provide a completed form. The government-prescribed Residential Form of Offer to Purchase (used by all licensed brokers in Manitoba) includes a PDS as Appendix A. Exception: estate sales and new construction typically do not use the PDS. If a new material defect is discovered after completing the PDS and before closing, the seller must update it.
This form covers:
- •Roof age and condition
- •Furnace and mechanical systems age and condition
- •Basement water leakage history
- •Structural problems or foundation issues
- •Mould or pest infestations (current or past)
- •Renovations and whether permits were obtained
- •Zoning or boundary issues
- •Knob-and-tube wiring or asbestos presence
- •Environmental contamination
- •Well water details, septic system (for rural/acreage properties)
Manitoba sellers are expected to complete a Property Disclosure Statement (PDS), which is attached as Appendix A to the government-prescribed Residential Offer to Purchase. The form is not legally mandatory, but is standard in brokered transactions and can be made a condition of any offer. Sellers have a common-law duty to disclose all known material latent defects regardless of whether a PDS is completed. If a new defect is discovered between completing the PDS and closing, the seller must disclose it before closing. Estate sales often proceed without a PDS (executor has no first-hand knowledge). Deaths on property are not required to be disclosed in Manitoba.
Manitoba-Specific Requirements
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Title insurance is widely used in Manitoba as an alternative to a survey.
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For condominiums, request the condominium documents from the condo corporation including status certificate, reserve fund study, and recent meeting minutes.
Selling a Condo or Strata Unit?
Condo buyers will want to review reserve fund status and recent special assessments. Request these documents from the condo corporation early — some corporations charge for copies.
Inclusions and Exclusions
Every purchase agreement must clearly state what stays with the property and what the seller is taking. Disputes over inclusions are one of the most common sources of post-closing complaints in Canadian real estate. When in doubt, write it in.
Typically included (stay with the property)
- ✓Built-in appliances (dishwasher, built-in oven/microwave)
- ✓Light fixtures (ceiling, pot lights, chandeliers)
- ✓Window coverings attached to a rod or track (blinds, shutters)
- ✓Central vacuum system and attachments
- ✓Garage door openers and remotes
- ✓Built-in shelving and storage systems
- ✓Permanently installed ceiling fans
- ✓Alarm and security systems (owned, not monitored contract)
- ✓Intercom systems
- ✓Water softener (if owned and plumbed in)
- ✓In-ground sprinkler systems
- ✓Permanently attached outdoor structures (gazebo on concrete pad)
- ✓Fireplace inserts and gas fireplaces (if plumbed in)
Typically excluded (seller takes these)
- ✗Freestanding fridge, stove, washer, dryer (unless listed in the agreement)
- ✗Portable dishwasher
- ✗Chest freezer or bar fridge
- ✗Above-ground pool and equipment
- ✗Hot tub or spa (if not permanently plumbed)
- ✗Portable or window A/C units
- ✗Decorative light fixtures the seller wants to keep
- ✗Curtains and drapes (freestanding rods often excluded)
- ✗Freestanding shelving or storage units
- ✗EV charging equipment (if portable)
- ✗Outdoor furniture, planters, garden statues
- ✗Firewood, propane tanks
- ✗TV wall mounts (disputed — specify either way)
Step-by-Step: Selling Privately in Manitoba
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Hire a real estate lawyer early in the process.
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Complete the Property Disclosure Statement (PDS).
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If selling a condo, gather condo documents (reserve fund, financials, meeting minutes).
- 4
Accept an offer. Your lawyer will review the Agreement of Purchase and Sale.
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Your lawyer arranges mortgage payout if applicable.
- 6
Closing day: funds transfer, title registers, keys handed over.
Manitoba-specific things to know
- •Land Transfer Tax in Winnipeg is among the higher effective rates in Canada when combined with the city tax.
- •Sellers are responsible for any unpaid property taxes up to the closing date — your lawyer will calculate the adjustment.
- •The PDS must be updated if new defects are discovered before closing — sellers who fail to do so face misrepresentation claims.
Key Terms in the Purchase Agreement
Irrevocable period
The window during which a submitted offer cannot be withdrawn by the buyer — typically 24–48 hours. Once it lapses without acceptance, the offer is void. Sellers can counter-propose within this period, which resets the irrevocable clock.
Deposit vs. down payment
The deposit (~5% of purchase price) is paid within 24 hours of acceptance and held in trust. It demonstrates commitment. The down payment is the total equity the buyer contributes at closing (purchase price minus mortgage). The deposit is applied toward the down payment — it is not additional money on top. If the buyer walks away without a valid condition, the deposit is typically forfeited to the seller.
Condition on financing
The sale is conditional on the buyer obtaining mortgage approval — typically within 5–10 business days. If financing falls through, the buyer can withdraw and recover the deposit. Sellers should not remove the property from the market until all conditions are waived.
Condition on home inspection
The sale is conditional on a satisfactory home inspection, typically within 5–7 business days. If the buyer is not satisfied with the inspection results, they can withdraw. In competitive markets, buyers sometimes waive this — you cannot require them to, but you can negotiate the timeline.
Closing adjustments
Property taxes, condo fees, utility bills, and prepaid rents are prorated as of the closing date. The seller pays for the period up to and including closing; the buyer pays from the day after. Your lawyer prepares a Statement of Adjustments. Typical adjustments add or subtract $500–$3,000 depending on the time of year.
"As-is" clause
States the buyer accepts the property in current condition. This does NOT protect sellers from liability for known latent defects. Courts across Canada have consistently held that deliberate concealment of a known defect is fraud, which survives any "as-is" clause. It may limit claims for patent (visible) defects the buyer could have discovered through reasonable inspection.
Latent vs. patent defect
A latent (hidden) defect cannot be discovered through reasonable inspection — for example, foundation cracks behind drywall, water infiltration hidden by fresh paint, or contaminated soil. Sellers must disclose known latent defects. A patent defect is visible or discoverable — peeling paint, a broken window, visible water stains. Patent defects are generally the buyer's responsibility to discover.
Time is of the essence
Standard clause in Canadian purchase agreements. All specified dates (offer deadline, condition removal, closing) are strict. Missing them can allow the non-defaulting party to terminate the agreement or claim damages.
Common Questions
Do I need a real estate agent to sell my home in Manitoba?
No. You have the legal right to sell your home privately without an agent. You will still need a real estate lawyer to handle the title transfer and closing. Guidepost provides the pre-closing documents — the purchase agreement, disclosure statement, and related paperwork.
How much does it cost to sell privately vs. using an agent?
Real estate agents typically charge 3–5% of the sale price (split between buyer's and seller's agents). On a $700,000 home, that's $21,000–$35,000. Selling privately, your closing costs are primarily your lawyer's fee ($1,500–$2,500) and any marketing costs. Some sellers also pay a flat-fee MLS listing service ($300–$700) for MLS exposure without full representation.
What documents does the buyer's offer need to include?
A valid offer should include: the full property address and legal description, the purchase price, deposit amount and deadline, conditions (financing, inspection, etc.) with expiry dates, inclusions and exclusions, proposed closing date, and signatures from all buyers. Guidepost's package gives you a template to present to buyers or to review an offer they bring to you.
Am I required to disclose defects when selling privately?
You are legally required to disclose known latent defects — hidden issues that would not be discovered by reasonable inspection and that materially affect the property's value or habitability. Common examples include foundation cracks, past flooding, water damage, or environmental hazards. Selling "as-is" does not protect you from liability for defects you knew about.
Official sources
Last updated: June 2026
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