Buying a homeFrom your first condo to your family home

Free consultation

We talk about your goals, budget, timeline, preferred areas, schools and commute. You leave with a clear plan and a list of next steps.

Mortgage pre-approval

A lender checks your income, debts, credit and down payment. Federally regulated lenders qualify you at the higher of 5.25% or your rate plus 2%. Have ready: ID, employment letter, recent pay stubs, two years of tax assessments if self-employed, and 90 days of statements showing where your down payment comes from.

A pre-approval usually holds a rate for 90 to 120 days.

Buyer representation agreement

Ontario law (TRESA) requires a written agreement with your brokerage before an offer is made. It lists the services you receive, the commission, and how long the agreement lasts. In most resale purchases the commission is paid from the seller's side; the agreement also says what happens if that amount is lower than agreed.

Search and viewings

I set up MLS® alerts for new listings, book showings and research each home: sold history, permits, renovations, and for condos the status certificate, reserve fund and building rules.

Ask early about anything that matters to you: pets, rental restrictions, parking, basement height.

Offer and negotiation

The Agreement of Purchase and Sale sets the price, deposit, closing date, inclusions (appliances, light fixtures) and conditions. The deposit is often about 5%, delivered within 24 hours of acceptance and held in trust. When several buyers compete, I advise on price and terms based on the sold data.

Conditions period

Typical conditions are financing, home inspection, lawyer review and, for condos, status certificate review. Once everything checks out you sign a waiver and the deal is firm.

Resale homes in Ontario have no cooling-off period. After the deal is firm you are committed.

Before closing

Hire a real estate lawyer, arrange home insurance, book movers and utilities, and visit the home as allowed in your agreement. A few days before closing, send your lawyer the rest of the down payment and closing costs.

Closing day and after

Your lawyer registers the transfer, pays land transfer tax and applies any first-time buyer rebates. You get the keys, usually in the afternoon. I stay available for contractors, property tax questions and future plans.