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PT Lot 8 Black Sturgeon Lake, Kenora Remote Area, ON
$275,000 asking, for sale
What the record states, and whose record it is
Every value below is a field on this record, formatted, and none of it is worked out by this sheet. Where a row is read off a record of its own, the row says whose.
Type
Vacant Land
Lot
12 sqft
Cooling
Other
Basement
Other
Roof
Other
Foundation
Other
Exterior
Other
Pool
None
Waterfront
Yes
Listed by
RE/MAX NORTHWEST REALTY LTD.
Days on site
1
Anything not listed above is not stated on this record. The two sections below name the silences that change a figure or a decision on these sheets.
What the record does not state, and what that costs
Floor area: not stated
The utilities estimate, the insurance premium and the maintenance set-aside are all priced per square foot, so with no area on the record all three are computed against an assumed area for this property type. Three lines of the carrying cost below rest on that assumption rather than on a measurement.
Property tax: not stated
No assessment with a tax bill on the record, so the property tax line below is a fraction of the asking price rather than this property's actual bill. That is a rule of thumb across the province and not this municipality's rate. Ask the listing brokerage for the current bill, and read the figure off it.
Occupancy: not stated
The record does not say who is in the house. Vacant and tenanted are different purchases: a tenancy comes with the property under the Residential Tenancies Act, it cannot be ended by the sale, and an insurer prices the policy differently. Silence here is not vacant.
Year built: not stated
Age decides which of the wiring, plumbing, asbestos and roof questions on the second sheet apply. With no year on the record those inspections are on the list because the age is unknown, not because anything was found.
PropTx number: not stated
Nothing to quote when you telephone about the property, and nothing to check this sheet against on the board.
What the record does not establish
Each sentence below is the inspection engine's own, unedited. An unresolved fact is not a finding either way: it is the reason an inspection is on the second sheet.
Not established: Tenure is not established for a property recorded as "vacant_land"
Not established: Tenure is not established for a property recorded as "vacant_land"
Not established: no sewer line on the record, so septic cannot be ruled out
Not established: no sewer line on the record
Not established: no water source on the record, so a private well cannot be ruled out
Not established: neither water nor sewage is recorded, so servicing is unknown
Not established: no build year and no age on the record
Not established: no build year and no age on the record
Not established: no build year and no age on the record
Not established: no build year and no age on the record
Not established: no heating fuel on the record, so an oil tank cannot be ruled out
Not established: no basement description on the record
Not established: no floor area on the record
What it costs a month to carry
Monthly carrying cost for PT Lot 8 Black Sturgeon Lake, Kenora Remote Area, ON, with the basis of every line.
Line
A month
On what basis
Mortgage payment
$1,184
$220,000 borrowed over 25 years at 4.22% fixed, compounded semi-annually as Canadian mortgages are. Five year Government of Canada yield of 3.22% as at Aug 25, 2026, from Bank of Canada Valet.
Property tax
$160
No assessment on the record and no rate on file for this municipality, so the tax line is 0.70% of the price a year. That is a GTA figure, and the GTA holds the lowest residential rates in Ontario, so on an address outside it this line is likely to be low rather than imprecise, by a third or more.
Heat and utilities
$162
An illustration from floor area and property type, not a bill and not this household's usage. Ask for twelve months of actual bills.
Total
$1,506
These five lines only. It does not include insurance, water, internet or anything set aside for maintenance.
With those in, the fuller monthly figure is $2,689, in a range of $2,274 to $3,103 depending on the lines that are bands rather than bills. The two totals are not a disagreement: the smaller one is what a lender counts and the larger one is what the house costs.
What these figures assume, and who chose it
Every input behind the figures above, with who chose it and what it changes.
Input
Value
Chosen by
What it moves
Down payment
$55,000, which is 20.0% of the price
Our default
Every line of the mortgage payment moves with it, and under 20% the purchase carries mortgage insurance, which is the CMHC line below.
Interest rate
4.22%, fixed
Our default
An illustration, not a quote and not a hold. No lender has seen this purchase, and the rate you are offered depends on the lender, the term and your file.
Amortization
25 years
Our default
A longer amortization lowers the payment below and raises the total interest.
Condition deadline
None supplied
Our default
Without a date, the second sheet can say how long each inspection takes but not whether it still fits. The absence of a book-by date on it is not a claim that you have time.
Booking speed
Standard
Our default
Standard lead times. Expedited is faster and costs a surcharge on each inspection.
What it costs to close
Ordered by when the money has to leave the account, because that is the only order a buyer can plan in. Every line names its own basis: a statutory tax is an exact figure, a typical range is not.
During the condition period
Home inspection
$400 to $700
Paid before you waive conditions, which means you pay it even on a deal you walk away from. That is the point of it.
Appraisal
$300 to $500
Often covered by the lender on insured deals and frequently waived when an automated valuation is accepted. Budget for it, then ask your broker whether it applies.
Before closing
Property survey
$1,000 to $2,000
Only needed when there is no acceptable existing survey and title insurance will not cover the gap. Ask your lawyer before ordering one.
Movers
$800 to $2,500
A local GTA move with a reputable company. Book four to six weeks out; end of month and end of June are the worst times to leave it late.
Home insurance, first year
$900 to $2,000
Your lender will not advance funds without a binder in place for the closing date. Arrange it at least two weeks out.
On closing, through your lawyer
Ontario land transfer tax
$2,600
Paid by your lawyer on registration. We work it out on a marginal band running from 0.5% to 2.5% of the purchase price, and both ends of that band are this app's own figures rather than rates we can point you to a source for.
Real estate lawyer
$1,500 to $2,500
Title search, registration, mortgage instructions, statement of adjustments and disbursements. Get a flat quote in writing; ask specifically whether disbursements and title insurance are included.
Title insurance
$240 to $375
One-time premium that covers title fraud, survey and registration defects. Lenders require a policy; the owner's coverage on the same policy is the part that protects you.
Property tax adjustment
$960
Reimburses the seller for the part of the year they prepaid, here about 182 days. If the seller has not paid, this line runs the other way and credits you.
After closing
Utility setup
$100 to $400
Account transfers and any hookup or security deposits for hydro, gas, water and internet.
One-time costs: $11,667. Plus the down payment of $55,000, which is equity rather than a cost and is not in that total.
PT Lot 8 Black Sturgeon Lake, Kenora Remote Area, ON has no floor area on file, so utilities, insurance and the maintenance set-aside are computed on an assumed 1,800 square feet. Those four lines move with the real number; the tax, condo fee and financing lines do not.
No assessment record for PT Lot 8 Black Sturgeon Lake, Kenora Remote Area, ON and no rate on file for its municipality, so the property tax line falls back to 0.70% of the price a year. That figure is a GTA rate. If this address is not in the GTA the line is likely to be low rather than imprecise, by a third or more.
The listing states no heating fuel, so the heating line assumes natural gas. If the house is on electric baseboards the figure roughly doubles, and on oil or propane it more than doubles. Confirm the fuel before you rely on the total.
PT Lot 8 Black Sturgeon Lake, Kenora Remote Area, ON fronts on water, and two costs of that are absent from the lines above rather than included in them. The first is the shore road allowance: on many Ontario waterfront parcels the original allowance along the shore was never closed and conveyed, so the strip between the surveyed lot and the water may belong to the municipality rather than to the house, and buying it out is a one-time legal, survey and municipal cost. Your lawyer's title search answers that one, and it is a question for the condition period rather than after it. The second is shoreline work: a dock or a crib is put in and taken out, a boathouse and a retaining wall are repaired on a cycle nobody schedules, and ice decides the cycle. We hold no sourced figure for either, so neither is estimated here.
The one-time list excludes the down payment of $55,000, which is equity rather than a cost, and excludes the closing statement's cash cushion, because the maintenance set-aside above already holds one. Cash to close, with the down payment in it, is $70,792.
Closing costs come to 4.2% of the price here, well above the 1.5% to 4% a buyer usually plans for. Read the itemization before you set your budget.
What needs inspecting, and by when
18 inspections are called for by this record, of which 1 are the set this sheet treats as not optional. Together those 1 come to $500 to $900, and the longest of them takes 6 days from booking to a report you can act on. No condition deadline was supplied, so nothing here carries a booking deadline and none of it should be read as saying there is time. The second sheet is the walk-through, in the order you will be standing in the rooms.
This listing record does not establish everything: Tenure is not established for a property recorded as "vacant_land"; no sewer line on the record, so septic cannot be ruled out; no sewer line on the record; no water source on the record, so a private well cannot be ruled out; neither water nor sewage is recorded, so servicing is unknown; no build year and no age on the record; no build year and no age on the record; no build year and no age on the record; no build year and no age on the record; no heating fuel on the record, so an oil tank cannot be ruled out; no basement description on the record; no floor area on the record. Anything below marked "Not established" rests on that gap, not on a finding, so it is not preselected and not in the total. Ask the listing agent, and treat what they say as unverified.
No condition deadline given, so nothing here has a book-by date or a fit. The lead times below are the whole reason to enter one.
Viewing walk-through
PT Lot 8 Black Sturgeon Lake, Kenora Remote Area, ON
The stops are in walking order, not in catalogue order. Every reason below is the inspection engine's own sentence about this record. Write what you see in the space beside each item, and photograph any data plate you find: a model number turns an estimate on the first sheet into a figure.
From the street, before you go in
The things only visible from a distance, and the only chance to see them without somebody waiting for you at the door.
Roof inspection
Recommended here
$300 to $700, up to 9 days from booking to a report you can act on.
Roof age is unknown or past 15 years, which is where insurers start asking.
Seen
The main floor
Where the heat, the hearth and the window assemblies are.
Thermal imaging scan
Worth the money
$150 to $400, up to 6 days from booking to a report you can act on.
Not established: no basement description on the record. Recent finishes can hide active moisture that a visual inspection cannot see.
Not established: no floor area on the record. More envelope means more places for a leak to go unnoticed.
Seen
Every bathroom, and under the kitchen sink
Open the cabinet doors. Supply lines and fittings are the one plumbing question a buyer can answer without a camera.
KITEC plumbing check
Recommended here
$200 to $500, up to 6 days from booking to a report you can act on.
Not established: no build year and no age on the record. Built in the KITEC installation window of 1995 to 2007.
Seen
The basement and the mechanical room
Read the data plates and photograph them. Ages, model numbers and the panel label are what turn every estimate on the other sheet into a number.
Sewer scope
Recommended here
$250 to $450, up to 4 days from booking to a report you can act on.
Not established: no build year and no age on the record. Pre-1960 build, so the lateral is likely clay and at the end of its life.
Not established: no sewer line on the record. On municipal sewer, so the lateral from the house to the main is yours to repair.
Not established: no basement description on the record. Finished basement, so a lateral repair means demolition before plumbing.
Seen
Electrical inspection for knob and tube
Recommended here
$300 to $800, up to 9 days from booking to a report you can act on.
Not established: no build year and no age on the record. Pre-1960 wiring era. Insurability, and therefore funding, depends on what is left in the walls.
Seen
Aluminum wiring assessment
Recommended here
$300 to $700, up to 9 days from booking to a report you can act on.
Not established: no build year and no age on the record. Build year is inside the window this catalogue asks for the check on, which is a threshold held here rather than a sourced installation era.
Seen
Oil tank and soil assessment
Recommended here
$800 to $3,000, up to 24 days from booking to a report you can act on. Needs the seller's written consent.
Not established: no heating fuel on the record, so an oil tank cannot be ruled out. Oil heating on record, so there is a tank and possibly a decommissioned one.
Seen
HVAC specialist inspection
Recommended here
$200 to $400, up to 7 days from booking to a report you can act on.
Not established: no floor area on the record. Multiple zones on a large floor area, so a failure is not one furnace.
Not established: no build year and no age on the record. Original systems on a pre-1980 house are past design life.
Seen
Structural engineer review
Recommended here
$800 to $2,500, up to 17 days from booking to a report you can act on.
Not established: no build year and no age on the record. Pre-1930 construction: rubble or brick foundations and undersized spans.
Seen
Asbestos assessment
Recommended here
$500 to $1,500, up to 14 days from booking to a report you can act on. Needs the seller's written consent.
Not established: no build year and no age on the record. Built before the 1980 ban on most asbestos products in Canadian construction.
Seen
Mould and air quality test
Worth the money
$400 to $1,200, up to 13 days from booking to a report you can act on.
Not established: no basement description on the record. Finished below-grade space is where GTA moisture problems are concealed.
Seen
Radon test
Worth the money
$150 to $500, up to 94 days from booking to a report you can act on.
Not established: no basement description on the record. Finished basement is occupied space, which is where radon is measured.
Not established: neither water nor sewage is recorded, so servicing is unknown. Rural and exurban GTA soils read higher than the urban core.
Seen
Outside, the lot and what is on it
Walk the boundary. Look back at the house from the far corner of the lot.
Septic system inspection
Recommended here
$600 to $1,200, up to 13 days from booking to a report you can act on. Needs the seller's written consent.
Not established: no sewer line on the record, so septic cannot be ruled out. The property is on septic, not municipal sewer.
Not established: neither water nor sewage is recorded, so servicing is unknown. Rural address with no municipal sewer on record.
Seen
Well flow and potability test
Recommended here
$450 to $950, up to 17 days from booking to a report you can act on.
Not established: no water source on the record, so a private well cannot be ruled out. Water comes from a private well, so quality and yield are yours to prove.
Not established: neither water nor sewage is recorded, so servicing is unknown. Rural address with no municipal water on record.
Seen
Termite and pest inspection
Worth the money
$200 to $600, up to 9 days from booking to a report you can act on.
Not established: no build year and no age on the record. Older housing stock in Toronto's designated termite areas.
Seen
Survey or boundary locate
Recommended here
$1,000 to $2,500, up to 25 days from booking to a report you can act on.
Waterfront, where the high-water mark and shore road allowance decide ownership.
Seen
Before you leave
What to arrange, and who to arrange it with, while you are still standing there.
General home inspection
Not optional
$500 to $900, up to 6 days from booking to a report you can act on.
Structure, roof surface from the ground or eaves, exterior, attic, insulation, visible plumbing and wiring, heating and cooling, and every accessible interior surface.
Every resale purchase. It is the baseline the specialists build on.
Seen
Status certificate review
Recommended here
$400 to $800, up to 14 days from booking to a report you can act on.
Not established: Tenure is not established for a property recorded as "vacant_land". Condominium purchase. The certificate is the only place the corporation's finances are disclosed, and the ten-day statutory window eats the condition period.
Seen
Ask before you leave
One question for every fact this record does not settle. The sentence in small type under each is the engine's own account of what is missing, so you can say what you are asking about and why.
Is the title freehold or condominium, and if there is a corporation of any kind, including common elements, what is its number?
Not established: Tenure is not established for a property recorded as "vacant_land"
Not established: Tenure is not established for a property recorded as "vacant_land"
Answer
How is the property serviced: is the water municipal, a drilled well or a dug well, and is the sewage a municipal sewer or a septic system? Whichever it is, who holds the most recent test or pumping record?
Not established: no sewer line on the record, so septic cannot be ruled out
Not established: no sewer line on the record
Not established: no water source on the record, so a private well cannot be ruled out
Not established: neither water nor sewage is recorded, so servicing is unknown
Answer
What year was the house built? If nobody knows, what has been done to the wiring, the plumbing and the roof, and when?
Not established: no build year and no age on the record
Not established: no build year and no age on the record
Not established: no build year and no age on the record
Not established: no build year and no age on the record
Answer
What fuel does the heat burn? If there is or ever was an oil tank, where is it, what year is it, and is there a decommissioning certificate for any tank that was removed?
Not established: no heating fuel on the record, so an oil tank cannot be ruled out
Answer
Is the basement finished, and if it is, was the work permitted and inspected?
Not established: no basement description on the record
Answer
What is the above grade floor area, and was it measured or taken from the builder's plans?
Not established: no floor area on the record
Answer
This listing record does not establish everything: Tenure is not established for a property recorded as "vacant_land"; no sewer line on the record, so septic cannot be ruled out; no sewer line on the record; no water source on the record, so a private well cannot be ruled out; neither water nor sewage is recorded, so servicing is unknown; no build year and no age on the record; no build year and no age on the record; no build year and no age on the record; no build year and no age on the record; no heating fuel on the record, so an oil tank cannot be ruled out; no basement description on the record; no floor area on the record. Anything below marked "Not established" rests on that gap, not on a finding, so it is not preselected and not in the total. Ask the listing agent, and treat what they say as unverified.
No condition deadline given, so nothing here has a book-by date or a fit. The lead times below are the whole reason to enter one.
Listed by RE/MAX NORTHWEST REALTY LTD..
Viewing brief for PT Lot 8 Black Sturgeon Lake, Kenora Remote Area, ON · MyNest360
