Downsizing in London, Ontario

Downsizing in London: what the city is

London sits where the North and South branches of the Thames River meet, in Middlesex County, though the city is separate from the county government. It is the main city in the London and Southwest region and the one most people mean when they say they are "moving to London". Many downsizers here are selling a family house in an established part of the city, or a larger property in a nearby township, and moving to a smaller place close to health care and services.

The city covers a wide area, so conditions differ a lot from one part to another. A condo near the downtown core and a bungalow near the edge of the city have little in common except the postal city. Decide first whether you want to be walkable to groceries and appointments, then shop within that.

Condos and smaller homes for downsizers in London

The smaller-home types you will see are condominium apartments, condominium and freehold townhouses, bungalows and semi-detached homes, along with licensed retirement homes and a few life lease and land lease options in the wider region. Each carries different monthly costs and rules, so compare them before you compare layouts. Our condo, townhouse or house guide sets the options side by side, and buying a condo in Ontario explains status certificates and reserve fund studies.

Condo fees, special assessments and the rules on pets and rentals vary building by building and change over time. Ask for the status certificate and the most recent reserve fund study in writing before an offer. If the home is a life lease, read life lease and land lease homes first, because the resale route and fees are set by contract rather than by a tenancy statute.

Hospitals and health care in London

London Health Sciences Centre lists Victoria Hospital, University Hospital and Children's Hospital as its campuses. St. Joseph's Health Care London lists St. Joseph's Hospital, Parkwood Institute, Mount Hope Centre for Long Term Care and a Family Medical and Dental Centre. Each site focuses on different services, so a home that is close to one may not be close to the one your specialist uses.

Finding a family doctor or nurse practitioner is a separate question from living near a hospital. Ask your current provider about records transfer before you move. For home care and long-term care placement, Ontario Health atHome coordinates services at 1-833-515-1234. The resources page lists other provincial supports.

Getting around London without a big car

London Transit Commission runs the city bus system, and its specialized service for people who cannot use regular buses is booked in advance. Routes and fares change, so use the commission's own trip planner rather than a printed map. The Thames Valley Parkway is the city's main multi-use pathway and follows the river branches through the city. See getting around Ontario after 65 for licence renewal at 80 and the seniors' transit tax credit.

Before you commit to an address, walk or ride the trip to your pharmacy, groceries and your doctor. A bus stop on the map is not the same as a usable route in January.

Parks, trails and everyday life

The river is the main feature of the city's open space, and the pathway system links parks along all three branches of the Thames. Winter matters here: sidewalk clearing, steps and the grade of a driveway deserve more attention than a view. Visit at the time of day you would normally be out.

Flood mapping and storm insurance in London

Most of London drains to the Thames, and the Upper Thames River Conservation Authority covers the watershed. It is updating its regulatory modelling and mapping on its engagement site. Being outside a mapped area does not remove the risk of sewer backup or basement water. Ask your insurer about overland flood and sewer backup coverage for the specific address, and read flood and storm insurance when downsizing. Conservation Ontario also keeps a list of authorities if your address sits near a boundary.

Property tax and land transfer tax in London

Your property tax comes from the City of London, and the City publishes its own rules on payment and any relief. Ontario requires single-tier municipalities to have a by-law for deferral or other relief for low-income seniors and owners with disabilities. Ask the City tax office whether a programme covers you and what repayment looks like on sale. Provincial credits such as the Ontario Senior Homeowners' Property Tax Grant are explained on our costs and money page.

The seller pays no land transfer tax in Ontario. The buyer does, and London has no municipal land transfer tax on top. Read land transfer tax in Ontario for the provincial rates you will pay on your next purchase, and use the net proceeds calculator to estimate what is left after selling.

Questions to ask before you buy in London

• Is the property in a conservation authority regulated area, and does the insurer offer overland flood and sewer backup coverage?
• For a condo, what do the status certificate and latest reserve fund study show, and has a special assessment been levied?
• Which hospital campus handles the services you use, and how do you reach it without driving?
• Is there a bus route you would actually use from the front door?
• Does the City tax office have a deferral or relief programme, and what are the terms?
• For a life lease or land lease, what are the resale process and fees?
• Does the building or street have stairs, elevators and snow clearing that suit you in winter?

Move-out details are in clearing out your home and moving day. When you want a shortlist, contact us to reach an agent on the operating team at eXp Realty. Messages go to that team.

Part of the London and Southwest region. Sources: London Health Sciences Centre, St. Joseph's Health Care London, Upper Thames River Conservation Authority, Ontario Health atHome. Not tax or legal advice; confirm with an Ontario real estate lawyer.