If you're buying or selling a home in Manitoba, November 1st, 2025 just changed the game. After 30 years of using the same contracts, Manitoba's real estate regulator rolled out completely revamped Offer to Purchase forms and an overhauled Property Disclosure Statement. And trust me, these aren't just minor tweaks—these are substantial changes that affect how deals get done, what sellers need to disclose, and what buyers are responsible for.
Whether you're a first-time buyer, seasoned seller, or somewhere in between, here's what you absolutely need to know about the new rules.
Why This Matters (And Why Now)
Let's be honest: 30-year-old contracts don't cut it in today's real estate market. These updates bring Manitoba in line with other provinces like Ontario and B.C., and codify protections that, until now, existed mainly in legal gray areas. The goal? Speed up money flow for sellers, increase transparency through better disclosures, and create clearer expectations for everyone at the table.
The changes cover three main documents: the Residential Offer to Purchase, the Condominium Unit Offer to Purchase, and the Property Disclosure Statement. If you're doing any kind of real estate transaction in Manitoba involving single-family homes or condos, these forms are now your new reality.
1. The Contract Got a Major Makeover: Two Parts, One Agreement
First things first: the structure of the Offer to Purchase is completely different. Each contract is now split into two distinct parts, and this is actually a game-changer for how we do deals.
Part One: Your Specific Deal Terms
This is where all the unique details of your transaction live—purchase price, closing date, deposit amount, included chattels, conditions (financing, inspection, etc.), and any special terms you've negotiated. Think of this as the custom portion that's specific to your deal.
Part Two: Standard Terms
This section contains all the legal boilerplate that applies to every transaction in Manitoba. Things like buyer and seller obligations, what happens if someone breaches the contract, closing procedures, warranties, and legal protections. By standardizing these terms, everyone's playing by the same rules.
Why split it into two parts? It makes everything clearer. You can focus on negotiating the specifics in Part One without worrying about accidentally changing standard legal protections in Part Two. It also brings Manitoba in line with how other provinces structure their contracts.
Here's the catch though: Both parties must sign both parts of the contract. You can't just sign Part One and call it a day. Both parts together form your complete agreement.
Important detail: Your name on the contract must now match your government-issued ID exactly. No nicknames, no abbreviations. If your driver's license says "Elizabeth," you can't sign as "Liz." This might seem picky, but it's all about preventing fraud and ensuring everyone is who they say they are.
Oh, and one more thing: no witness required. The new forms can be signed electronically or on paper without needing a witness, which streamlines the whole process.
2. The 6:00 PM Default (This Actually Protects Everyone)
If you don't specify a closing time, it now defaults to 6:00 PM on possession day. This isn't arbitrary—there's smart reasoning behind it.
For sellers: This timing can lead to faster access to your sale proceeds, especially in cash deals. Since lawyers typically won't pay out until the day after a 6:00 PM closing, you could see your money as early as the next business day.
For buyers: That overnight buffer gives you crucial protection. You can verify vacant possession and check for any substantial damage before your lawyer releases the money to the seller. If you find a problem, there's time to freeze the funds before they're gone.
Practical tip: This is especially important if you're getting a mortgage. Many lenders—particularly those with funding departments in Toronto—won't release mortgage funds until possession day. A 6:00 PM closing gives them time to get the money to your lawyer's trust account and for your lawyer to courier a cheque to the seller's lawyer.
What this means for your moving plans: Arrange for movers the day after possession, not on possession day itself. And avoid weekend or holiday possessions if you're getting a mortgage—some lenders simply won't release funds on non-business days.
3. The Full Payment Rule (This One's Big)
Here's where things get serious: under the new forms, the purchase price must be paid in full by possession. Period.
"But what if my financing is delayed?" you might ask. Good question. You can extend up to 7 days, but it's going to cost you. We're talking interest at the Bank of Canada rate plus 7% (currently around 9.25%), and you'll be on the hook for any reasonable extra costs the seller incurs. Plus, you can't do any renovations until the seller gets paid, and the seller keeps a lien on the unpaid balance.
For buyers: This is why checking the "mortgage" box in Section 4 is crucial—even if you're not 100% certain you'll need financing. Checking this box gives you that 7-day safety valve. Without it, if you don't have all the money by possession time, you could be in immediate default.
The form also requires you to specify the approximate mortgage amount. You can use a range ("$200,000-$250,000") or even write "TBD" if uncertain, though specific numbers make your offer more competitive.
Practical advice for buyers: Don't mess around with your financing. Get pre-approved early, stay in constant contact with your lender, avoid rush closing dates, and have a backup plan. The days of casually extending your closing date are over. Mid-month closings are generally less congested than end-of-month rush hours.
4. Buyers Must Actually Try (Yes, Really)
The new forms explicitly require buyers to act in good faith to meet their conditions. Translation? You can't just include a financing condition and then half-heartedly apply for a mortgage so you can walk away from the deal.
If your financing falls through, you'll need to provide evidence—like an actual mortgage denial letter—proving you made a genuine effort. This codifies what was already common law, but now it's right there in black and white on the contract.
This applies to ALL conditions: Whether it's financing, home inspection, lawyer approval, or any other condition, you need to make legitimate efforts to fulfill them. Sellers can now require proof of your good faith efforts before agreeing to return your deposit.
Bottom line: Document everything. Keep all your correspondence with lenders, inspectors, and anyone else involved in meeting your conditions. If something goes sideways, you'll need proof you did your part.
5. Sellers: Your Disclosure Game Just Got Serious
For sellers, the new Property Disclosure Statement represents the biggest shift. The old version had you answer passive "are you aware of..." questions, making it easy to claim ignorance. The new version changes everything.
What's different:
Positive Statements: You're now making affirmative representations about your property's condition. When you mark "correct" beside a statement like "The roof is in good condition," you're affirming you actually know this to be true—not just that you're unaware of problems.
ALL Latent Defects: The final question on the PDS now requires you to disclose every latent defect (hidden issues not visible during a reasonable inspection), not just the serious ones. This goes well beyond what's required in the offer itself, which only mandates disclosure of "material" defects—those that are dangerous, pose health hazards, or make the property unfit for its intended purpose.
What this means: If you answer "correct" when something is actually wrong, it will be much harder to later claim you didn't know. This creates a strong incentive for honest disclosure and increases your legal liability for negligent or fraudulent misrepresentations.
Your rights as a seller: You have the absolute right to answer "do not know" to any question you're genuinely uncertain about. You can also decline to provide a PDS entirely, though this may make your property less attractive to buyers. You can still sell "as is"—just make sure this is clearly stated in Section 9 of the offer or disclosed in your PDS.
6. Standard Warranties Are Now Built In
Section 9 of the new offer includes standard warranties that used to require negotiation. The big one? All systems and items must be in proper working order as of possession.
"Proper" is key here—it's much less subjective than the old "working order" warranty. There's a clear difference between something that's barely working and something that's working properly.
For sellers: These warranties are now automatic, but you can modify them in one of two ways:
Write limitations or "as is" language directly in Section 9 of Part 1
Disclose defects in your Property Disclosure Statement, which will override the standard warranties
Important note: The old "survival clause" has been eliminated. Warranties and representations don't automatically survive closing—they're based on the contract terms and common law.
7. Winnipeg-Specific Concerns: Water Bills and Permits
If you're in Winnipeg, pay special attention to these two issues:
Water Meter Readings:
You must ensure an actual water meter reading has been submitted within 90 days before closing. This isn't paranoia—estimated readings can lead to shockingly high bills. We're talking potential bills of $100,000 or more in extreme cases involving leaks or grow operations.
What to do: Submit an actual water meter reading as soon as you list your property. Don't rely on estimated readings.
Open Permits:
Any building permits you obtained must be closed before possession. Check your permit status at the City of Winnipeg's permit portal: https://ppdportal.winnipeg.ca/Permits/PropertyPermitSearch/Start.jsp
Note: Permits showing "closed without final inspection" are fine and don't require action. Development permits (marked "DP") remain open by nature and don't need closing.
8. The Non-Resident Seller Situation: Act Immediately
If you're not a Canadian resident (or will become a non-resident before closing), this requires immediate, hair-on-fire attention.
Federal law requires buyers to withhold 25% of the sale price for personal-use properties, or up to 50% for income-generating properties, to secure payment of Canadian taxes. This money goes to the Canada Revenue Agency and can't be released until you receive a Compliance Certificate, which can take months or even up to a year.
Critical consideration: Before you even list, you must confirm there will be enough equity after this withholding to pay off your mortgage, property taxes, and real estate commissions. If the numbers don't work, your sale can't close.
What to do: If you might be a non-resident, consult with an accountant or tax lawyer immediately—ideally before listing your property. The seller is legally required to apply for a Compliance Certificate within 10 days of closing or face penalties of $30 per day.
9. What Happens with Damage After the Offer?
The new contract clarifies what happens if your property is damaged between offer acceptance and possession:
Non-Substantial Damage:
Any damage after the offer is the seller's responsibility. The buyer is entitled to compensation or rectification, but they can't terminate the purchase unless the damage is substantial.
Substantial Damage:
Sellers must notify buyers immediately. Previously, cancelling the purchase was the only remedy. The new offer allows for other contingencies in addition to cancellation. If substantial damage occurs and the seller's lawyer hasn't yet paid out the funds, the buyer's lawyer can freeze the money until the issue is resolved.
Seller obligation: If you provided a PDS, you must notify the buyer of any change to any answer, including any damage that occurs.
10. New Seller Obligations and Requirements
Beyond disclosure, sellers have several new responsibilities:
Homestead Consents:
If you have a non-owner spouse or common-law partner, they must sign a separate homestead consent form. This happens twice: once at the offer stage and again at closing. Without this consent, your offer is unenforceable (though not void).
Authorized Representatives:
If you're selling as an executor, attorney under power of attorney, or other representative, you'll need to show the proper documentation. Land Titles has stringent requirements, and even lawyer-drafted powers of attorney may not be sufficient.
Mortgage Appraisals:
The offer now requires you to allow appraisal or inspection for the buyer's mortgage financing. You also must sign amendments or a new offer to add or delete a buyer for financing purposes.
Moving Forward with Confidence
These changes to Manitoba's real estate offer and property disclosure statement represent a more balanced, transparent approach to buying and selling homes. Sellers benefit from faster access to their money and standardized terms, while buyers gain stronger protections through enhanced disclosure requirements and built-in warranties.
The key to success? Understand your obligations, act on them early, and don't hesitate to ask questions. Whether you're required to submit water readings, disclose property defects, ensure your mortgage funds on time, or prove good faith efforts to meet conditions, staying ahead of these requirements will lead to a smoother, less stressful transaction.
Key takeaways:
Both parts of the contract must be signed
Name must match government ID exactly
Default possession time is 6:00 PM
Payment must be made in full by possession (or within 7 days with penalties)
Buyers must demonstrate good faith in meeting conditions
Sellers make positive representations, not passive statements
Standard warranties are now built into the contract
Water readings and permits matter in Winnipeg
Non-resident status requires immediate professional consultation
Remember, these changes apply to completed single-family homes and condominiums. Commercial properties and other property types continue using existing forms.
Work closely with your real estate agent and lawyer, take the time to understand what's expected of you, and approach your transaction with transparency and good faith. That's the recipe for success under the new rules—and it's ultimately better for everyone involved.
Have questions about how these changes affect your specific situation? These 2025 changes affect every buyer and seller in Manitoba, and every situation is a little different.
If you’re wondering what the new Offer to Purchase or Disclosure updates mean for your next move, I’m here to help.
Don’t wait, Reach out anytime — I’ll walk you through what’s changed, how it impacts your plans, and what to watch for before signing.
Let’s make your next move simple, clear, and stress-free.
