Before the search
- Ask a lender or licensed mortgage professional for a written pre-approval.
- Ask what could change the approval before closing.
- Include property tax, utilities, condo fees, insurance and maintenance in your monthly plan.
ONTARIO BUYER PLANNING GUIDE
Know the questions
before the offer.
~ clear steps, real people, fewer surprises ~
Here's the thing. A smart home search starts with the money, the paperwork and the people protecting you. I'll help with the real estate plan. Your lender, lawyer, inspector, insurer and accountant handle the advice that belongs to them.
Start here
Build the whole money plan.
~ the purchase price is only one line ~
The way I look at it is simple: know what feels comfortable each month and know what has to be ready for closing. A lender tells you what financing may be available. You decide what payment still leaves room for the rest of your life.
Before the offer
- Confirm where the deposit will come from and when your offer says it is due.
- Ask the lender whether the specific property needs more review.
- Ask your lawyer for a property-specific estimate of cash needed to close.
Before closing
- Follow your lawyer's instructions for funds and documents.
- Keep the lender updated before changing jobs, credit or debt.
- Confirm insurance and moving arrangements in time for your closing date.
Important: FSRA says a mortgage pre-approval is not a guarantee that the lender will make the loan. Do not treat a general pre-approval as final approval for a specific property. Ask the lender directly.
Your people
Know who handles what.
Scottie
I help you shape the search, understand the local market, investigate the real estate facts, prepare the offer and negotiate from your instructions. I don't replace your lawyer, lender or inspector.
Lender or broker
They explain qualification, rates, payments, lender conditions, appraisal needs and what financing is available for you and the property.
Real estate lawyer
Your lawyer explains legal wording and risk, reviews title and closing documents, handles closing funds and tells you what the signed contract means for you.
Home inspector
Your inspector assesses visible systems and conditions within the scope of the inspection. Ask what is included, excluded and recommended for follow-up.
Insurer
Your insurer decides what coverage is available and what property details may affect it. Confirm coverage before relying on an insurance-related condition.
Accountant
Your accountant handles tax advice, program interactions and questions about rental use, business use, gifts or other facts that make your purchase less ordinary.
Before you sign
Ask better offer questions.
~ because every property is different ~
- Deposit: What amount, payment method, holder and deadline does this offer actually state?
- Financing: What still needs lender approval, including review of this property?
- Inspection: What can the inspector assess, and what specialists might be needed?
- Condo documents: What should your lawyer review before you become firm?
- Insurance: Can your insurer cover this home on acceptable terms?
- Well, septic or rural systems: Which tests and specialists fit this property?
- Closing date: Does it work for your lender, lawyer, sale, lease and moving plan?
- Included items: Is every fixture, rental item and chattel written clearly?
Conditions are contract language. Their wording, deadlines and consequences depend on the signed offer. Before changing or removing one, talk with your lawyer and the professional whose work the condition covers.
Look past the paint
Check the property and the paper.
The building
Ask about the roof, foundation, drainage, electrical, plumbing, heating, cooling, moisture and visible repairs. Let the inspector define the inspection and recommend specialists.
The documents
Have your lawyer review the agreement and any title, condominium, tenancy, easement, rental or disclosure issue that matters to your purchase.
The neighbourhood
Visit at different times. Test the commute. Listen. Walk the block. Check the services that matter to you. For school placement, ask the school board directly using the exact address.
The future cost
Make a first-year repair and maintenance list. Get specialist quotes where needed. A low purchase price is not a bargain if the work does not fit your budget.
Step by step
The buying road map.
~ your version may move in a different order ~
1. Set the guardrails
Talk with your lender, decide what feels comfortable and keep money aside for costs beyond the purchase price.
2. Read the relationship paperwork
Review the RECO Information Guide and your representation agreement. Ask about services, fees, term, cancellation and any holdover clause before signing.
3. Build the search
We turn your needs, areas, timeline and trade-offs into a focused property search. Then we adjust it using what you learn at showings.
4. Investigate the property
We collect the available real estate information. Your lawyer, lender, inspector and insurer complete the checks that belong to them.
5. Write the offer
We review price, deposit, dates, conditions and included items. You choose the instructions after getting the professional advice you need.
6. Work through the agreement
If an offer is accepted, everyone works to the signed deadlines. Do not assume any condition is satisfied until the right professional confirms their part and you understand the next step.
7. Prepare for closing
Your lawyer and lender provide the final instructions. We keep the real estate details organized and make sure you know what is happening next.
FAQ
Four questions worth asking.
How do I work out my real cash-to-close number?
Build it with your lender and real estate lawyer before you make an offer. Ask them to account for the deposit, down payment, land transfer tax, legal work, adjustments, insurance, inspections, moving costs and any property-specific expense.
Does a mortgage pre-approval guarantee financing?
No. Ontario's mortgage regulator says a pre-approval is not a guarantee of a mortgage loan. Your lender still needs to assess your full application and the property, so confirm the status directly with your lender or licensed mortgage professional.
What should I do before changing or removing an offer condition?
Pause and speak with your real estate lawyer and the professional connected to that condition, such as your lender, inspector or insurer. The wording and effect depend on your signed offer and your facts.
Where should I confirm first-time buyer programs?
Use the current Ontario Ministry of Finance and Canada Revenue Agency pages linked at the top of this guide. Then confirm eligibility and timing with your lawyer, lender and accountant. Program rules and limits can change.
Let's build your search.
~ useful answers start with your actual situation ~
Tell me what you need, what you are worried about and where life needs to work. I'll help with the real estate plan and connect you with the right professional when the answer belongs somewhere else.