Schedule A: The Page in Your Markham Offer That Decides Everything

Generic APS language says "all fixtures and fittings included." In Markham homes with custom millwork, smart-home systems, or heritage features, that's not enough.

• My Addition: Itemized schedule with serial numbers for high-value items: "Sub-Zero refrigerator (SN: XYZ123), custom built-in wine rack in dining room, Ring doorbell system with existing subscription."
• My Exclusion: Explicitly list items the seller is removing: "Crystal chandelier in foyer (to be replaced with standard fixture prior to closing)."
• Markham-Specific: For heritage homes in Unionville: "Original hardwood flooring in living room included; replica reproduction in basement excluded."

Why It Matters: Prevents "But I thought the TV mount was included!" disputes on closing day.

Standard OREA language gives the seller until a certain time to accept. But in Markham's competitive segments, timing is strategic.

• My Addition: "This offer is irrevocable until [Date] at [Time] EST. Any counter-offer must be delivered in writing via email with read receipt confirmation."
• My Protection: For buyers: "Seller agrees to provide written notice of any competing offers received during irrevocability period."
• Markham-Specific: For multiple-offer scenarios: "If seller receives backup offers, buyer reserves right to revise price/terms within 2 hours of written notice."

Why It Matters: Prevents "ghosting" after your offer expires and creates accountability in fast-moving markets.

Financing, inspection, and sale-of-home conditions are standard — but how they're written determines whether you can walk away cleanly.

• My Addition: "Condition satisfied only upon Buyer's written waiver delivered to Seller's agent via email with confirmation of receipt."
• My Protection: "If condition not waived by [Date] at 11:59 PM EST, this agreement is null and void and deposit returned in full within 2 business days."
• Markham-Specific: For condo purchases: "Condition includes review of Status Certificate by Buyer's lawyer; waiver requires written confirmation that no material adverse findings exist."

Why It Matters: Prevents "we thought you waived it" disputes and protects your deposit if due diligence uncovers issues.

"Closing on June 15" isn't enough. Who has the keys at 3 PM if the seller's movers run late?

• My Addition: "Possession to Buyer at 2:00 PM on closing date, subject to final walkthrough confirmation of property condition."
• My Protection: "If seller fails to vacate by 4:00 PM, $250/hour holdover fee payable to Buyer, deductible from sale proceeds."
• Markham-Specific: For heritage or custom homes: "Seller to provide all keys, garage openers, alarm codes, and maintenance records at closing; failure to deliver constitutes breach."

Why It Matters: Avoids the nightmare of closing day when you own the home but can't move in.

Property taxes, utilities, and condo fees don't magically split on closing day — Schedule A defines the math.

• My Addition: "Property taxes adjusted based on most recent municipal assessment; any supplementary tax bills issued post-closing remain Seller's responsibility if attributable to pre-closing period."
• My Protection: "Condo fee adjustments calculated to the day; Seller to provide proof of payment for current month prior to closing."
• Markham-Specific: For new builds: "Tarion warranty transfer fees and interim occupancy adjustments allocated per builder agreement; Buyer to receive copy of all builder correspondence."

Why It Matters: Prevents surprise $2,000 tax bills or unpaid utility charges landing on you post-closing.

Standard APS says seller represents property is in "good working order." But what does that mean for a 1990s Markham semi?

• My Addition: "Seller represents that roof (replaced 2019), HVAC system (serviced 2025), and foundation have no known material defects; disclosure of all repair invoices provided to Buyer prior to closing."
• My Protection: "Representations survive closing for 12 months; Buyer retains right to claim for latent defects not discoverable through reasonable inspection."
• Markham-Specific: For heritage properties: "Seller warrants no unpermitted alterations to designated heritage features; provides copies of all municipal approvals for renovations."

Why It Matters: Creates legal recourse if the "updated kitchen" has hidden water damage or the "finished basement" wasn't permitted.