First-time buyers
Your first purchase, one checkpoint at a time.
Buying your first home comes with plenty of questions, including some you may not know to ask yet, and that’s okay. This checklist will help you keep track of what matters and what comes next, while I help you understand the details and bring in the right professionals when needed. That way, you can make each decision with the information and support you deserve.
The checklist at a glance
- Understand how representation works
- Get financially prepared
- Choose your support team
- Build a realistic search
- Learn what to notice at showings
- Prepare to make an offer
- Complete your conditions
- Confirm firm approval
- Prepare for closing
- Settle into your new place
The first two often happen in either order. Some people talk to me before they speak to a lender, and some arrive with a pre-approval already in hand. Neither is wrong.
Checkpoint 1
Understand how representation works.
Before receiving services from a real estate brokerage, you should understand what representation means, what the brokerage will provide and what you are agreeing to.
Your checklist
Read the RECO Information Guide
Meet with a real estate representative and talk through what you are looking for
Choose a real estate representative who understands your priorities and the areas you are considering
Review the buyer representation agreement before signing
Understand the services I will provide
Confirm the area, property type and length of time covered by the agreement
Understand how the brokerage will be paid and whether you could be responsible for any portion of the remuneration
Ask what happens if more than one client of the brokerage is interested in the same property
Ask every question you have before signing
Who helps
I’ll explain the documents in plain language and give you time to review them. If you need legal advice about an agreement, that advice should come from a lawyer.
Checkpoint 2
Get financially prepared.
Before we begin looking at properties, it helps to understand what you can comfortably afford and how much cash you will need along the way.
Your checklist
Speak with a mortgage professional about your income, debt, credit and available down payment
Obtain a mortgage pre-approval and ask when it will need to be updated
Decide what monthly payment feels manageable for you, not only what you may qualify to borrow
Set aside money for your deposit, which is different from your down payment and is usually required shortly after an offer is accepted
Estimate your closing costs, moving expenses and the costs that may come with owning the property
Avoid taking on new debt, changing jobs or making large purchases without speaking to your mortgage professional
Ask whether an FHSA, the Home Buyers’ Plan or another first-time buyer program may be available to you
Good to know
A pre-approval is an important starting point, but it is not a guarantee that a lender will approve the mortgage for a particular property. Final approval happens after the lender reviews both your finances and the property you have agreed to purchase.
Who helps
Your mortgage professional will assess your financing options and explain the lender’s requirements. I’ll help you understand how your budget translates into the Ottawa market and what you may need to plan for beyond the purchase price.
First-time buyer programs
Make sure you know what may be available.
Different programs use different definitions of a first-time buyer, and the limits and rules change. Qualifying for one does not necessarily mean you will qualify for another, so confirm the current amounts and your eligibility with the Canada Revenue Agency, the Government of Ontario or your accountant. If you do not have an accountant, I am happy to introduce you to one.
First Home Savings Account
An FHSA allows an eligible first-time buyer to save toward a qualifying first purchase. Contributions are generally tax-deductible, and qualifying withdrawals are not taxable.
Your participation room begins when you open your first FHSA. The Canada Revenue Agency sets the annual and lifetime limits, so check the current figures with CRA or your accountant before you contribute.
Home Buyers’ Plan
The Home Buyers’ Plan may allow an eligible buyer to withdraw funds from an RRSP toward a qualifying purchase, and the amount must generally be repaid over time. The Canada Revenue Agency sets the withdrawal limit and the repayment rules, so confirm the current figures with CRA or your accountant.
An eligible buyer may be able to use the Home Buyers’ Plan and make a qualifying FHSA withdrawal for the same property.
Ontario land transfer tax refund
Eligible first-time buyers may receive a refund of some or all of the Ontario land transfer tax, up to the maximum the province sets. The Closing Cost Guide shows how the tax and the refund work on a purchase, and your lawyer will confirm whether you qualify and how much applies.
The eligibility rules are specific. Previous ownership anywhere in the world, a spouse’s ownership history, residency status and how ownership will be divided can all affect the refund.
Program details last reviewed: August 19, 2026.
Checkpoint 3
Choose your support team.
Buying involves several professionals, but they do not all need to be involved from the first day.
Your checklist
Select a mortgage broker or lender
Begin identifying a real estate lawyer for when the purchase becomes firm
Ask for trusted inspectors or specialists when a property requires them
Keep contact information for everyone involved in one place
Who helps
I’ll help keep the moving parts organized and introduce you to professionals when their expertise is needed. You are always free to choose the professionals you want to work with.
Checkpoint 4
Build a search around your life.
A helpful search begins with more than bedrooms, bathrooms and a maximum price. It should reflect how you want to live and which compromises you would actually be comfortable making. Your priorities may shift once you start touring homes. That is not indecision, it usually means you are learning what matters to you.
Your checklist
List the features you need
List the features you would like but could live without
Think about location, commute, transit and the people or places you want nearby
Consider the type and age of property you are comfortable maintaining
Decide whether a condominium could make sense for you
Consider monthly costs such as property taxes, utilities, insurance and condominium fees
Talk through how long you expect the property to work for you
Review the search as you learn more
Who helps
You tell me what matters to you. I’ll translate that into a focused property search, monitor new listings and help you understand how different Ottawa neighbourhoods and smaller micro-markets compare.
Checkpoint 5
Learn what to notice at showings.
A home can feel right as soon as you walk through the door. My job is to help you look beyond that first feeling so we also notice the things that could affect the decision.
Your checklist
Look beyond furniture, paint colours and staging
Notice stains, moisture, cracks, odours and visible signs of repairs
Ask about the age and ownership of the roof, windows, furnace, air conditioner and hot-water equipment
Check whether important equipment is owned or rented
Consider the layout, storage and how the property would work day to day
Pay attention to the street, neighbouring properties, traffic and surrounding uses
For condominiums, consider the building, amenities, rules and monthly fees
For rural properties, ask about the well, septic system, heating source, internet and road access
Keep notes about what you liked, what concerned you and what needs another look
Who helps
You focus on how the property works for you. I’ll review the listing details, ask questions, point out anything that deserves a closer look and help you separate what is easily changed from what may be more complicated.
Checkpoint 6
Be ready before the right property appears.
Preparing in advance gives us more time to think clearly when you find a property you want to pursue.
Your checklist
Confirm that your mortgage pre-approval and supporting documents are current
Make sure your deposit funds are accessible
Decide who will be included as a buyer
Discuss possible conditions before making an offer
Think about your preferred closing date and whether you need flexibility
Review comparable sales and current competition
Decide on a price and terms you are comfortable with
Read every part of the offer before signing
Your offer may include
The purchase price
The deposit amount and deadline
The closing date
Financing, inspection or other conditions
Included and excluded items
Rental equipment
Requested repairs or documents
Additional terms specific to the property
Who helps
I’ll prepare the offer, explain each term, review the available market information and talk through the strengths and risks of the approach. You decide what you are comfortable offering.
Checkpoint 7
Complete your conditions carefully.
An accepted offer is an important step, but the work is not finished. If the agreement includes conditions, each one must be completed within its deadline.
Your checklist
Deliver the deposit as required by the agreement
Send the accepted agreement and requested documents to your mortgage professional
Arrange the inspections included in the agreement
Review the inspection findings and ask follow-up questions
Confirm that the property can be insured
Obtain and review the condominium status certificate with a lawyer, if applicable
Complete any property-specific due diligence
Keep track of every condition and deadline
Only fulfil or waive a condition once you have received the appropriate professional advice and are comfortable proceeding
Possible inspections
Depending on the property, these may include:
Home inspection
Well inspection and water-quality testing
Septic inspection
WETT inspection for a wood-burning system
Other property-specific or specialist review
Most inspections are visual and limited to accessible areas. They cannot uncover every hidden defect or predict every future repair.
Who helps
I’ll coordinate access, track the deadlines and help you understand the options available under the agreement. The mortgage, inspection, insurance and legal professionals remain responsible for the advice within their areas of expertise.
My purchase dates
Keep the important dates in one place.
Once your offer is accepted, use this section to track the dates that need your attention. I’ll help you enter the real estate deadlines, while your mortgage professional, lawyer and insurance representative will confirm the dates related to their work.
The dates written into your agreement are the ones that apply. If you are unsure about a deadline, ask before relying on this tracker.
Checkpoint 8
Confirm firm approval.
A mortgage pre-approval and an accepted offer do not automatically mean your financing is complete.
Your checklist
Confirm that the lender has reviewed the accepted agreement
Provide all updated income, employment, down payment and debt documents requested
Confirm that any required appraisal has been completed
Review the lender’s written mortgage commitment with your mortgage professional
Ask which lender conditions remain outstanding
Confirm that the property is acceptable to the lender and insurer, where applicable
Understand the mortgage rate, payment, term, amortization and prepayment terms
Only address the financing condition once your mortgage professional confirms that you are in a position to proceed
Good to know
A mortgage commitment can still contain conditions that must be satisfied before the lender advances the funds. Firm approval means more than receiving a document. It means understanding what remains outstanding and confirming that you can meet those requirements.
Once every condition in the purchase agreement has been fulfilled or waived, the purchase becomes firm and you are legally committed to closing.
Checkpoint 9
Prepare for closing.
Once the purchase is firm, your lawyer becomes more actively involved and the focus shifts toward getting everything ready for closing day.
Your checklist
Send the firm agreement and requested documents to your lawyer
Provide identification and complete the lawyer’s intake requirements
Arrange property insurance to begin on closing day
Complete any remaining lender conditions
Confirm how your down payment and closing funds will be delivered
Budget for land transfer tax, legal fees, title insurance, adjustments, moving expenses, and mortgage loan insurance and the Ontario tax on it where they apply
Arrange utilities, internet and your move
Update your address where needed
Attend the pre-closing visit
Review final documents with your lawyer
Make sure you know how and when the keys will be released
Who helps
Your lawyer handles the legal transfer, title search, registration and movement of closing funds. Your mortgage professional works with the lender. I’ll stay involved, help coordinate the pre-closing visit and keep you updated as closing approaches.
The pre-closing visit
Use the visit to confirm that:
The property remains in substantially the same condition
Agreed repairs have been completed
Included appliances, fixtures and major systems remain in place and appear to operate as expected
The property will be ready for closing as required by the agreement
Any measurements or final moving details have been taken care of
If something does not look right, tell me before closing so it can be raised with the appropriate people.
Checkpoint 10
Closing day and what comes after.
Closing day involves work behind the scenes between your lawyer, lender and the seller’s lawyer. Keys are released after the funds have been transferred and the property has been registered in your name.
Your checklist
Keep your phone nearby in case your lawyer needs anything
Wait for confirmation before going to the property
Collect the keys as directed
Complete an initial walk-through and let me know promptly if something is not as expected
Locate the electrical panel, water shut-off and important equipment
Change exterior locks or arrange rekeying
Keep your purchase, mortgage, legal and inspection documents together
Update your identification and remaining accounts with your new address
Learn the property’s regular maintenance needs
And then?
Take a breath. Order dinner. Walk through the rooms again. You bought your first home, and that deserves a moment.
Who is responsible for what?
You
Decide what feels financially comfortable
Provide accurate documents and information
Ask questions when something is unclear
Choose the professionals you want to work with
Make the final decisions
Meet the deadlines and obligations in the agreement
Me
Help define and manage the property search
Arrange and attend showings
Review property and market information
Identify questions and details worth investigating
Prepare and explain the offer
Negotiate according to your instructions
Coordinate access, documents and deadlines
Keep you informed throughout the purchase
Remain available after closing
Your mortgage professional
Assess affordability and financing options
Explain lender requirements
Arrange the mortgage application
Review the lender’s commitment and conditions
Confirm when financing is ready to proceed
Your inspectors and specialists
Examine the property or system within the scope of their inspection
Explain their findings and limitations
Recommend further investigation where appropriate
Your insurance representative
Confirm whether the property can be insured
Explain the available coverage, exclusions and premiums
Arrange coverage beginning on closing day
Your lawyer
Provide legal advice
Review legal conditions or condominium documents when required
Search title
Arrange title insurance
Review closing documents and adjustments
Transfer funds and register the property in your name
Official resources
Related Kindred Home resources
Your first purchase
You do not need to know everything before we talk.
If homeownership is a goal of yours, I want to do whatever I can to help make it happen. We can start with your questions, talk honestly about where things stand and work out what your next step could be, without any pressure to be ready.
Important information
This checklist provides a general overview of the Ontario buying process. Programs, eligibility requirements and lending rules can change. Mortgage, financial, tax, legal, insurance and inspection advice should come from the qualified professional responsible for that part of your purchase.