Summary
- What are multiple purchase offers?
- The OACIQ rules everyone should know
- Strategies for sellers receiving multiple offers
- Strategies for buyers in a multiple-offer situation
- Conclusion
- FAQ
Are you selling your home and facing multiple purchase offers? Or are you a buyer whose broker has just told you that the property you want is already subject to a competing promise to purchase? In both cases, you are entering a strategic process governed by specific rules, where every detail matters.
Multiple purchase offers and bidding wars have become common in Quebec, especially in high-demand areas like the Laurentians. To navigate this situation properly, you need to understand the OACIQ rules, the available negotiation levers and the pitfalls to avoid.
This practical guide gives you concrete reference points so you can act with confidence, whether you are a seller or a buyer.
What are multiple purchase offers?
Multiple purchase offers, also called simultaneous promises to purchase, refer to a situation where a seller receives two or more promises to purchase within a short period of time for the same property.
This situation can lead to a bidding war: buyers adjust their offers upward, whether in terms of price, conditions or timelines, to stand out. The result is often a sale above the asking price, especially in sought-after areas.
Why this phenomenon is more common
Three main factors explain the rise in multiple purchase offers since 2020:
- A historically low inventory of available properties
- Sustained demand, fuelled by migration toward recreational regions
- Marketing strategies designed to create a sense of scarcity around the property
In the Laurentians, this phenomenon particularly affects cottages near lakes, properties near ski resorts and family homes in Saint-Sauveur, Morin-Heights and Sainte-Adèle.
The OACIQ rules everyone should know
The Organisme d’autoréglementation du courtage immobilier du Québec (OACIQ) strictly regulates how multiple purchase offers are handled. These rules ensure fairness and transparency for all parties.
Presentation without delay
Under the rules set out in the Real Estate Brokerage Act, the listing broker, meaning the seller’s broker, must present every promise to purchase received to their client as soon as possible, without preference based on the chronological order in which the offers were received.
In practical terms, this means a broker cannot:
- Delay presenting one offer while waiting for a more advantageous one
- Keep a promise to purchase “on reserve”
- Change the order of presentation to favour one buyer
- Impose a date from which offers will be reviewed, unless there are specific written instructions from the seller
Information about the number of offers
In Quebec, the listing broker may inform buyers that there are multiple purchase offers, but they are not required to disclose the amounts or conditions of those offers. This is known as a “blind offer” system. It has been criticized by some political stakeholders in 2026, but it remains in effect.
Improving the offer
As long as an offer has not been accepted, expired or refused, the buyer may improve it to make it more attractive. The broker then uses the OACIQ’s “Amendments before acceptance” form. Important: improving an offer is not the same as making a counter-proposal.
Summary table of OACIQ rules
| Aspect | Rule | Practical implication |
| Presentation of offers | Without delay, without preference | The seller sees all offers quickly |
| Disclosure of amounts | Not mandatory | Buyers submit offers “blind” |
| Improvement | Possible before acceptance | The buyer may improve their offer along the way |
| Representation | One broker per party | Dual representation prohibited since 2022 |
Are you preparing for a real estate transaction and have questions about the rules that govern it? Contact us.
Strategies for sellers receiving multiple offers
Receiving multiple offers is good news, but it does not mean you should blindly accept the highest one. A thoughtful strategy maximizes your chances of completing the transaction smoothly.
Evaluate the price and conditions together
Price is only one factor among many. An offer that is $20,000 higher but comes with a fragile financing condition, a long inspection clause and a possession date that does not suit you may be less attractive than a lower, but stronger, offer.
Ask your broker to compare the promises to purchase based on several criteria:
- Amount and price structure
- Presence and strength of the financial pre-approval
- Conditions and their scope, including financing, inspection and sale of another property
- Possession timeline
- Deposit amount
- Requested exclusions and inclusions
Decide between acceptance, refusal or counter-proposal
You have three options:
- Accept one of the offers as is if it meets your expectations
- Refuse all offers if none are suitable, and wait for new proposals
- Make a counter-proposal to one buyer at a time. You cannot negotiate simultaneously with multiple buyers for the same property
It is also possible to invite all buyers to submit their best and final offer within a defined timeframe, but this approach must be handled carefully, as it may discourage some serious candidates.
Avoid common pitfalls
The classic trap is being dazzled by the highest amount without validating the buyer’s financial capacity. An offer that falls through because financing does not work out is not only a failed sale, but also a loss of momentum for the property.
Our checklist for preparing your home for sale covers the steps that maximize your chances of receiving several strong offers from the start.
Strategies for buyers in a multiple-offer situation
For buyers, the pressure is high. Here is how to give yourself the best chance without falling into blind overbidding.
Arrive prepared
The winning offer is not always the highest one, but rather the one that gives the seller the most confidence. As a result, several elements should be in place before you even visit:
- A recent written mortgage pre-approval
- A clear budget that includes room for a bidding war
- A list of non-negotiable priorities and those that can be made more flexible
- A broker who represents you exclusively, with a signed brokerage contract to purchase
Structure a strong offer
Beyond the price, several levers can make an offer more attractive:
- Reduce the conditions. An offer with fewer conditions or shorter fulfilment deadlines reassures the seller.
- Pay attention to the deposit. A more substantial deposit shows that you are serious and financially capable.
- Adjust the possession date. Flexibility on the date can tip the balance in your favour.
- Personalize your offer. A short letter explaining your interest in the property can humanize your file.
Know your limit and respect it
Before even submitting an offer, set a maximum price with your broker and do not exceed it. Bidding wars can easily push buyers beyond their real capacity, and the cost is paid over 25 or 30 years.
If you lose an offer, that is okay. Another property will come along, and an experienced broker can guide you toward less visible opportunities. To start your process on the right foot, visit our Buy page.
Conclusion
Multiple purchase offers and the bidding wars that can follow should not be handled on the fly. The OACIQ rules govern the procedure, but the negotiation strategy remains in the hands of the broker and their client.
For sellers, it is an opportunity to maximize the sale price, provided that the offers are compared as a whole and not judged only by the top number. For buyers, it is an exercise in discipline and strategy, where the quality of preparation often matters more than the last few thousand dollars added under pressure.
Are you planning to sell or buy a property in the Laurentians? Our team has been guiding clients through multiple-offer situations for several years and is part of the top 1% of performing brokers in Canada.
FAQ
In a multiple-offer situation, does the seller have to accept the highest offer?
No. In a multiple-offer situation, the seller is under no obligation to accept the promise to purchase with the highest amount. They may accept, refuse or make a counter-proposal to one buyer at a time. Several criteria factor into the decision: the buyer’s financial strength, the conditions, the possession timeline and the requested deposit amount.
Can you find out the amount of the other offers when buying in Quebec?
No. In Quebec, the listing broker may inform buyers that there are competing promises to purchase, but they are not required to disclose the amounts or conditions. This is known as a “blind offer” system. Political proposals have aimed to change this rule, but in 2026, it remains fully in effect across the province.
Can a promise to purchase be modified after it has been submitted?
Yes, as long as the offer has not been accepted, expired or refused. The buyer may improve it using the OACIQ’s “Amendments before acceptance” form. This improvement is not a counter-proposal: it modifies the initial offer while keeping it active. This option is especially useful in a multiple-offer context to remain competitive until the end.
