A Canadian Agreement of Purchase and Sale is the legally binding contract that governs the transfer of real property between a buyer and seller. In every common-law province, the Statute of Frauds requires real estate contracts to be in writing and signed by the parties to be enforceable. In Ontario, this requirement is codified in the Statute of Frauds (R.S.O. 1990, c. S.19, s. 4). In British Columbia, the Law and Equity Act (R.S.B.C. 1996, c. 253, s. 59) imposes the same requirement. Quebec's Civil Code (Code civil du Québec, Article 1385) similarly requires contracts for the sale of immovables to meet specific formal requirements.

The agreement creates mutual obligations: the seller commits to delivering good and marketable title free from liens and encumbrances, while the buyer commits to paying the purchase price and completing the transaction by the closing date. Unlike a letter of intent or expression of interest, a fully executed Agreement of Purchase and Sale is binding, and breach can result in forfeiture of the deposit, an order for specific performance compelling the sale (as affirmed by the Supreme Court of Canada in Semelhago v. Paramadevan, [1996] 2 S.C.R. 415), or compensatory damages.

Canadian real estate transactions are completed through provincial electronic land registration systems. Ontario uses the Teraview electronic registration system under the Land Registration Reform Act (R.S.O. 1990, c. L.4). British Columbia uses the BC Land Title and Survey Authority (LTSA) under the Land Title Act (R.S.B.C. 1996, c. 250). Alberta uses the SPIN2 system under the Land Titles Act (R.S.A. 2000, c. L-4). In all provinces, a lawyer or notary public (notaire in Quebec) is required to complete the registration of the transfer.

A Canadian Agreement of Purchase and Sale is required whenever residential or commercial real property is being transferred for consideration. The most common scenario is the purchase of a home, whether a first-time purchase, an investment property acquisition, or a move-up purchase. In Canada, unlike some U.S. states, real estate lawyers are involved in virtually every transaction to conduct title searches, prepare closing documents, and register the transfer at the Land Titles Office.

This agreement is essential for new construction purchases from builders, where GST/HST (5% federal GST, or 13% HST in Ontario, 15% in Atlantic provinces) applies to the purchase price and must be addressed in the contract. Resale transactions between private parties are generally GST/HST-exempt but require careful attention to Land Transfer Tax obligations, which vary significantly by province. Ontario charges a tiered rate from 0.5% to 2.5% of the purchase price (plus a Toronto municipal LTT for properties within Toronto), while British Columbia charges a Property Transfer Tax of 1% on the first $200,000 and 2% on the balance up to $2 million.

The agreement is also needed for vacant land purchases, farm property acquisitions, commercial property transactions, and estate sales. Without a properly executed Agreement of Purchase and Sale, neither party has enforceable rights, and disputes over property defects, deposit refunds, or closing delays can result in costly litigation. Canadian courts regularly enforce these agreements through orders for specific performance, particularly when the property is unique and damages would be inadequate.

Every enforceable Canadian Agreement of Purchase and Sale must identify the parties with full legal names and addresses, along with a complete legal description of the property that matches the registered title at the provincial Land Titles Office. The agreement must include the Property Identification Number (PIN) in Ontario or the Parcel Identifier (PID) in British Columbia, as these unique numbers are required for electronic registration.

The purchase price must be stated in Canadian dollars, along with the deposit amount and the identity of the deposit holder (typically the listing brokerage or a lawyer’s trust account). The deposit is held in trust pending closing, and the Interest Act (R.S.C. 1985, c. I-15) and provincial trust account rules govern how these funds are managed.

Conditions are a critical component. The financing condition gives the buyer time to obtain mortgage approval, which in Canada requires passing the OSFI Guideline B-20 mortgage stress test for federally regulated lenders. The inspection condition allows the buyer to conduct professional inspections and terminate the agreement if the results are unsatisfactory. Each condition must specify a waiver date by which the buyer must either fulfill or waive the condition in writing.

The agreement must address fixtures (items permanently attached to the property, such as built-in appliances and light fixtures) and chattels (movable items like refrigerators and washing machines). The UFFI (urea formaldehyde foam insulation) disclosure clause is standard in Canadian real estate practice, as UFFI was banned in Canada in 1980. Environmental disclosures, including cannabis grow operation history, are increasingly required. GST/HST applicability must be clearly stated, and the closing date, possession time, and governing law clause (referencing the province where the property is located) complete the essential elements.