Daily needs and upkeep
I start with an ordinary week in your home. Which rooms do you use? What takes more time or effort than you want to give it? Downsizing can be about maintenance, location or a different layout at any age. You do not have to start with a smaller square-footage target.
Write down what the next home must make easier. Consider steps at the entrance, laundry location, bathroom access, storage, outdoor work and the journeys you make most often. Check those needs at each viewing. A smaller home with an awkward layout may solve very little.
Condo fees and rules
A condo may reduce some hands-on work, but it changes how you pay for upkeep and what you control. Compare the monthly fees and what they cover with property taxes, insurance, utilities and maintenance at your current home.
For a resale condo, give your lawyer time to review the complete status certificate package, including financial information and any issues that could affect future costs. Check pets, parking, storage, alterations and moving rules against your plans. Do not assume every building has the same restrictions or that an accessible entrance means the whole home will suit you.
What to keep
Start with the things you use and want room for, rather than packing everything and deciding later. Measure the furniture you intend to keep, including space to open doors and move around it. Take those measurements to viewings.
Separate what is coming with you from what you plan to give away, sell or dispose of. Allow time for those decisions before photography and packing. If storage or outside help is needed, get a quote and include it in the moving budget.
Net budget
A lower purchase price does not tell you how much money the move will leave. I will help you put the sale and purchase estimates beside each other. Ask your lender for a current mortgage payout estimate and any penalty, discharge or timing costs. Include agreed brokerage fees and taxes, legal costs and closing adjustments.
Then allow for the next home, its closing costs, moving and any immediate work. Compare the ongoing monthly costs too, including condo fees where relevant. Your lender and lawyer should confirm the figures that apply to you; the worksheets are planning tools, not final accounting.
A practical moving timeline
Before listing, sort the belongings that will not move, gather property records and agree what preparation is worth doing. While comparing homes, review financing and decide how much overlap between the two homes you can manage.
Before accepting or making an offer, connect the completion dates, conditions and access arrangements. Buying first and selling first carry different risks. Ask your lender about any financing needed between closings, and ask your lawyer about the agreements before relying on a particular sequence.
Once the dates are firm, book movers and any building elevator or loading access, arrange utilities and address changes, and keep documents and first-night essentials with you. Confirm possession and key release with your lawyer before arranging entry.
Check the details
These sources explain rules, services and responsibilities. Confirm the details for your property and circumstances with the appropriate professional.
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