In short
It can cover past water damage, renovations, insurance claims and other known issues.
It isn't required, but if it's attached to the agreement it becomes part of the deal.
How it works in Ontario
No Ontario law requires a seller to complete one. A listing agent may ask, and the answers reflect the seller's own knowledge, covering things like past water problems, renovations and other known issues.
A statement can be for the listing agent only, to help identify disclosures the seller is legally required to make. If so, it should say clearly that it isn't to be shared with buyers.
If the seller provides one for buyers, the listing agent must tell every interested buyer it exists and give a copy to any buyer who asks.
Separately, if a seller has a legal obligation to disclose a fact and the seller's agent knows it, the agent must disclose it to every interested buyer, SPIS or not.
Why many sellers are cautious
Wrong or incomplete answers have been the basis of lawsuits against sellers, so some real estate lawyers advise against completing one. Fewer sellers use it than in the past.
If you're a seller, discuss the pros and cons with your agent and your lawyer before filling it out. Answer only what you actually know, and don't guess.
Skipping the form doesn't remove any legal disclosure duty. Sellers still need to deal honestly, and their agent still has disclosure obligations of their own.
How buyers should use it
Read it closely and ask follow-up questions in writing. An answer like 'unknown' is worth a question too.
It isn't a home inspection or a guarantee. If it's attached to the agreement of purchase and sale, it can become part of the contract, but how much you can rely on it depends on the wording, so have your lawyer review it.
Conditions in your offer, such as a home inspection condition, give you time to check what the statement says before you're firm.
Common questions about seller property information statement
Is a Seller Property Information Statement mandatory in Ontario?
No, completing an SPIS is optional in Ontario. A listing agent may ask a seller to fill one out, and some sellers do. If a seller provides one for buyers, the listing agent must tell interested buyers it exists and share it on request.
Should a seller fill out an SPIS?
It's a personal decision that's worth discussing with your lawyer first. Some lawyers advise against it because inaccurate answers have led to claims against sellers. If you do complete one, answer only what you know and keep records that back up your answers.
Can a buyer rely on the SPIS?
Only to a point; it reflects the seller's knowledge, not a professional inspection. If it's attached to the agreement of purchase and sale, it may form part of the contract, depending on the wording. Ask follow-up questions, get a home inspection and have your lawyer review the document.
Does a seller have to disclose problems with a house in Ontario?
In some situations, yes; the law requires certain disclosures even without an SPIS. What must be disclosed depends on the facts, so sellers should ask their lawyer. A seller's agent who knows of a fact the seller must legally disclose has to tell every interested buyer.
Sources
General information for Ontario, updated October 2026. Not legal, tax or mortgage advice. Rules change, so confirm with your lawyer, lender or the source above before you rely on it.