An MLS-compliant listing description in Canada needs to be accurate, non-discriminatory, true to the data fields on the MLS® system, and written in clear consumer language that highlights the property's best features without exaggeration. It's often where agents make common listing mistakes that hurt their results.
- What “MLS-Compliant” Means in Canada
MLS® compliance is about accuracy, fairness, and consistency across board-operated systems in Canada. With the recent 2024–2025 updates to the REALTOR® Code and the Trust in Real Estate Services Act (TRESA), agents must be more precise than ever, especially when using organic seller lead strategies.
- Authorization: MLS® listings can only be posted by REALTORS® and must meet association rules, provincial regulations, and the REALTOR® Code.
- Data Accuracy: Listing brokerages must ensure all information, including address, property type, and mandatory fields, is accurate and complete.
- No Misrepresentation: Descriptions must give a full and accurate picture of the property and cannot misrepresent features, pricing, or availability.
The MLS® Trademark
- Core Rules For Canadian MLS® Descriptions
When you write the public “Client Remarks,” you are layering marketing language on top of structured MLS® data. Here are the non-negotiables:
- Avoid Redundancy: Do not simply repeat MLS® fields like bedroom/bath count or square footage; use the description to tell the story behind those facts.
- Non-Discriminatory Language: Stick to describing the property and location, not the people. Avoid phrases like "perfect for young professionals."
- Field Consistency: Ensure your description does not contradict any mandatory data fields (e.g., don't call a basement 'finished' if it lacks permits).
"Under TRESA, misrepresentation—even accidental—can lead to heavy fines. Accuracy is paramount in the 2025 regulatory landscape."
- Anatomy of a High-Performing Description
A strong Canadian MLS® description typically follows a consistent structure that fits character limits and board rules:
- 1Headline Hook: A concise phrase highlighting one key benefit (e.g., "Panoramic Lake Views").
- 2Opening Sentence: One punchy sentence that positions the property type and main value proposition.
- 3Feature Body: 3–6 short sentences focusing on compelling, verifiable benefits like renovations or energy efficiency.
- 4Lifestyle & Location: Connect the home to transit, parks, and shopping in a factual manner.
- 5Soft Call to Action (CTA): A final line inviting viewings or directing buyers to a virtual tour.
- Writing Best Practices (Dos and Don'ts)
The "Dos"
- Be Concise: Focus on unique features like new appliances or smart-home upgrades.
- Plain Language: Avoid industry jargon or abbreviations that consumers may not understand.
- Proofread: Spelling and grammar errors reduce professionalism and can confuse buyers.
The "Don'ts"
- Don't Exaggerate: Avoid promising things you cannot substantiate, like "guaranteed investment."
- Don't Post Data Dumps: Avoid rehashing what the data fields already show (e.g., "3 bed, 2 bath").
- No Personal Contact Info: Canadian MLS® rules generally prohibit phone numbers or URLs in public remarks.
- Comparison: Compliant vs. Non-Compliant
- Non-Compliant: "Perfect for a young family with kids." -> Compliant: "Spacious 4-bedroom layout with a finished basement."
- Non-Compliant: "Short walk to the subway." -> Compliant: "Ideally located 500m from the TTC/Subway station."
- Non-Compliant: "Immaculate condition, must see!" -> Compliant: "Meticulously maintained with 2024 hardwood upgrades."
- Example MLS® Listing Descriptions
Example: The Modern Condo (Toronto Style)
Example: The Suburban Detached (Calgary Style)
- SEO Tips for Ranking
To attract online leads, optimize for the search phrase "MLS listing description Canada":
- Place the target keyword naturally in your title, H1, and first paragraph.
- Use related phrases like "how to write an MLS description in Canada" and "REALTOR.ca listing description tips."
- Avoid keyword stuffing; prioritize readability and usefulness for human readers.
Streamline Your Workflow with AI
Creating persuasive, compliant descriptions takes time. Our AI Listing Description Generator is tailored to Canadian requirements, helping you stay compliant while maximizing impact.
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"Ready to elevate your listings? Generate your first MLS®-compliant description here. Or read more real estate tips on our blog."
The Hidden Cost of "Old School" Websites
Maintaining a custom real estate website is notoriously expensive and time-consuming. You are often paying developers thousands of dollars upfront, plus monthly retainer fees, just to keep the lights on.
The Trap
This is where RealtyChat changes the game. It solves these headaches by letting agents manage their own listings instantly without writing a single line of code.
"RealtyChat gives you a personalized, AI-powered link to share with buyers—eliminating the need for expensive hosting while delivering features that actually convert."
1. The "Master Link" (Link-in-Bio)
Replace your fragmented social presence with one elegant Master Link. It hosts all your listings, your "Contact Agent" button, Calendly booking link, and direct icons for TikTok, Instagram, and Facebook. It's the only link you'll ever need in your bio.
2. AI Listing Assistant (The Location Expert)
Every individual listing comes with a dedicated Location Expert AI. Powered by Google Maps and Gemini, it uses the property address to answer hyper-local questions with surgical precision. Buyers can ask "Where are the nearest Asian restaurants?", "How far is the gym?", or about local schools, getting accurate, real-world data instantly.
3. Lead AI Chatbot (Your Digital Twin)
Located on your Master Link-in-Bio, this chatbot acts as your digital twin. You can configure it with your own knowledge base (PDFs, text files) to represent your brand 24/7. It greets visitors, collects lead requirements automatically, and proactively recommends listings from your entire portfolio that match their needs.
4. AI Leads Dashboard
Stop guessing who is visiting your links. Your AI Leads Page gives you a real-time view of every lead captured by your Link-in-Bio chatbot. View their email, property requirements, and the full conversation history so you can step in when they're ready to talk.
5. Neighborhood & Lifestyle Intelligence
Our platform leverages Google's Gemini AI combined with Google Maps data to create rich, location-aware listing descriptions, automatic commute analysis, and interactive lifestyle maps for every listing.
Instant Neighborhood Analysis:
- ✓Commute Analysis: Instant drive vs. transit times to major work hubs.
- ✓Lifestyle Maps: Auto-populated maps with nearby grocery stores, parks, and schools.
- ✓AI Descriptions: Compelling narratives with precise walking distances to local cafes and gyms.
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