Square footage has always been crucial in determining a property’s value, so why wasn’t it mandatory for freehold properties until now? Condos have had this requirement for years, yet detached and semi-detached homes were mysteriously exempt.
Understanding the Old MLS Rules and Why This Change Matters
A skeptical mind might assume this was intentional—a relic of the “old boys’ club” that initially formed the Toronto Real Estate Board. The MLS was never designed for the public’s benefit; it was created as a marketing tool for agents to promote their listings. When the internet revolutionized property searches, agents saw the opportunity to leverage MLS data for advertising—but for their own gain, not the homeowner’s.
Key details, like square footage, were conveniently left out because it could be seen as an advertising disadvantage. If an agent could sell a smaller house for the same price as a larger one by omitting this data, why make it available?
Where Does Square Footage Data Come From?
MPAC, Builders, and Past MLS Listings – Which One is Right?
Agents do have access to square footage data, but the sources are inconsistent:
- MPAC (Municipal Property Assessment Corporation): Agents can pay $5.65 for MPAC data, but it’s based on exterior measurements, which makes it an estimate rather than an exact figure.
- Builder floor plans: These are unreliable since purchase agreements include an asterisk noting that floor plans are subject to change—and they often do. Once construction is completed, these plans are rarely updated.
- Past MLS listings: Some include a square footage range, but this system is easily manipulated. Agents may guess the size or, worse, inflate the number by including total living space (which can include basements and even condominium balconies).
Why Square Footage Isn’t Always Easy to Find
There’s no single, universally accurate source for square footage, so agents should be required to obtain and disclose the most precise data. TRREB’s new rule doesn’t solve this—it just makes it mandatory to enter something, leaving room for vague or misleading measurements.
Why Do Agents Have to Pay for Square Footage Data?
How TRREB Monetizes MLS Data (And Why It’s a Problem)
TRREB presents itself as a protector of privacy, but in reality, it functions like a SaaS (software-as-a-service) company where agents are the paying customers. Despite realtors paying over $2,000 per year in fees to TRREB, OREA, RECO, and CREA, they must still pay extra for data that should be freely available to better serve buyers and sellers.
Should Realtors Get Free Access to Help Clients?
In a market where buyers and sellers rely on accurate information to make informed decisions, withholding or monetizing essential data is unethical. Most MLS boards across North America recognize this and provide it publicly. TRREB, however, prioritizes its revenue streams over transparency.
The Risk of Incorrect Square Footage in Listings
How Bad Data Can Mislead Buyers and Sellers
- Inaccurate square footage numbers can lead buyers to overpay for a home.
- Incorrect data can skew sold price comparisons, misleading both buyers and sellers.
- Homeowners may mistakenly assume their house is larger than it is based on inaccurate MLS data.
- Some agents manipulate the numbers by including basements and balconies under “total living space,” creating a false perception of size.
Will Agents Guess the Square Footage? Probably.
Why Most Agents Won’t Pay the $5 Fee
Many agents will likely avoid paying for MPAC data. Why?
- Some are too cheap to buy it.
- Some don’t even know they can get it.
- TRREB makes it easy to sidestep accuracy by offering checkboxes for “estimated,” “other,” or “owner-provided” measurements—none of which guarantee reliability.
The ‘Asterisk’ Disclaimer – A Legal Loophole That Puts Buyers at Risk
The new rule may require listing square footage but doesn’t enforce accuracy. By allowing vague disclaimers or estimated figures, TRREB still permits misleading listings. The board’s focus should be on ensuring correct data, not just requiring a number to be entered.
What Can Buyers and Sellers Do to Verify Square Footage?
How to Get Reliable Square Footage Before You Buy or Sell
- MPAC Reports: While imperfect, they at least provide a baseline measurement.
- Builder Floor Plans: If available, these give a rough idea—but beware of discrepancies.
- Independent Measurement Services: Hiring a professional to measure the property ensures the most accurate data. As a realtor, I always get a third-party measurement for my listings, even when I have MPAC data or builder floor plans. Buyers and sellers deserve the truth.
TRREB’s Data Hoarding vs. Agent Knowledge
Realtors Built the MLS – So Why Are They Locked Out of Data?
TRREB’s entire database exists because of the data agents have supplied for decades. Now, they’re taking a page from Zillow’s playbook and selling data that realtors provided back to them.
How Free Access to Square Footage Would Benefit Everyone
If TRREB truly cared about transparency and consumer protection, it wouldn’t just make a square footage field mandatory—it would ensure accuracy and make reliable data freely available to agents. Instead, they prioritize monetization over trust, leaving room for misleading information in listings.
Conclusion: TRREB Needs to Focus on Accuracy, Not Just Data Entry
Making square footage mandatory on MLS listings is a step in the right direction, but it doesn’t go far enough. TRREB should focus on enforcing accuracy, not just requiring a vague number that agents can source from anywhere.
Allowing “total living space” to be used interchangeably with above-ground square footage is misleading. Buyers and sellers deserve transparency, and this rule does little to guarantee it. An organization that claims to uphold trust, privacy, and accountability should not allow a system that permits inaccuracies to persist. Until TRREB stops hoarding data and prioritizes accuracy, it’s clear the Toronto Regional Real Estate Board will continue to put profits over consumer protection.
If you’re buying or selling, don’t just trust what’s on the MLS—verify the square footage yourself. And if you’re an agent, do the right thing: pay for proper measurements and disclose accurate data. The market deserves better.