Set a budget you can live with.
Start with a monthly payment that leaves room for the rest of your life, not just the maximum a lender offers. Add property taxes, insurance, utilities, maintenance and condo fees where relevant. Keep a reserve for repairs after the move.
Set aside the down payment and closing funds separately. Ask your lawyer and lender for estimates of land transfer tax, legal fees, title insurance, adjustments, inspection or appraisal costs and moving expenses. Confirm when the deposit is due and how it counts toward the funds needed to close.
Check financing before you shop.
Pre-approval is not final approval of a purchase. Ask your lender what has been reviewed, what documents are still needed and when any approval or rate hold expires. The property itself and the final borrowing arrangement still need to qualify.
Before making an offer, check appraisal requirements, available funds and the conditions attached to your financing. Speak with your lender before new borrowing, a major purchase or a change to your employment or down payment.
Know who represents you.
Ask for the current RECO Information Guide and read the representation agreement before signing. Discuss who will represent you, the geographic or property scope, services, length of the agreement, fees and taxes. Understand termination and holdover terms, including when fees might still be owed after an agreement ends.
A seller may not cover your brokerage fees. If multiple representation is proposed, ask about the limits on advice and the alternatives. You do not have to consent. Get independent professional advice before deciding.
Look beyond the listing photos.
Bring your must-haves and the trade-offs you can accept. Compare layout, storage, accessibility, condition and your usual journeys. A showing helps you decide what to investigate; it is not an inspection.
For a resale condo, allow time for your lawyer to review the complete status certificate package. Check fees, reserve fund information, restrictions, parking and locker arrangements against your plans. For other properties, the questions may include permits, insurance, well or septic systems. Do not assume a basement can be legally rented or budget around unverified rental income.
Choose the offer terms before you sign.
We will compare relevant sales and competing listings, then talk about what the home is worth to you. Decide your comfortable limit before negotiations begin. Price, deposit delivery, completion date, inclusions, exclusions and rental equipment all belong in the discussion.
Choose conditions that fit the property and your circumstances. The seller can accept, reject or counter. A higher offer does not guarantee acceptance, and pressure from competing offers does not make a protection less important.
Give each condition time to do its job.
Keep the wording, deadlines and required notices together. Arrange the financing decision, inspection and any legal or specialist reviews early enough to understand the findings before a deadline.
Discuss satisfaction, waiver, amendment or other options under the actual agreement with the right professional. Do not assume a failed condition automatically returns your deposit. Your lawyer advises on legal obligations and notices.
Get ready for closing.
Your lawyer will confirm documents, adjustments, closing funds and the method and deadline for sending money. Your lender must complete its final requirements, and your insurer needs the property details and coverage start date. Independently confirm payment instructions using a trusted phone number, especially if banking details change by email.
Book the move and any building access, arrange utilities and keep identification, medication and closing records with you. Confirm key release with your lawyer rather than planning access before closing is confirmed. If you are selling too, connect both sets of dates and funds before committing.