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Mortgage broker or big bank?
You can finance through a mortgage broker or directly with a bank. Each has pros and cons — compare both to find the best fit. Ask me for referrals to reputable mortgage professionals.
Buyer’s guide
Buying in Greater Vancouver.
Buying a home is complex — I guide every step, from pre-approval to the day you get the keys. Market knowledge, live MLS® data, negotiation, and support through disclosures, strata documents and contract deadlines.
Step by step
The home buying process
“I’m here to simplify the complex, advocate for you, and get the best result possible.”
Get pre-approved
Meet a trusted mortgage broker or lender to find out what you can afford. A pre-approval strengthens your offers and can hold an interest rate for a set period — it shows sellers you’re serious and ready.
Begin your home search
Explore homes that fit your needs, budget and lifestyle — condo, townhome or detached. I set up your searches, book private showings and walk every tour with you.
Make an offer
When you’ve found “the one”, we draft a competitive offer that protects your interests. Most offers include subjects — conditions that must be met before the deal is firm.
Remove subjects
Financing, a home inspection and a review of strata documents are the usual subjects, typically with 7–10 days to complete them. Once you’re satisfied, subjects come off and your deposit is paid.
Closing & possession
Your lawyer or notary handles the legal paperwork and title transfer. On possession day we meet to hand over the keys — and celebrate your new home.
Financing
Pre-approval first.
Down payment & rates
Work out how much you can put down and what today’s rates mean for your monthly payment — including CMHC insurance and the stress test.
Offer & subjects
From offer to firm deal.
When you’ve found the right property, I guide you through drafting the offer and negotiating the terms. Here’s what to expect.
Draft the offer
Your price, terms, dates, subjects and deposit amount — written to protect you.
Negotiate terms
The seller may accept, reject or counter. I negotiate until we reach an agreement that works for you.
Remove subjects
Financing, inspection and strata-document review. Once satisfied, you remove subjects and the sale is firm.
Pay the deposit
Usually around 5% of the purchase price, held in a brokerage trust account until completion.
Budget for it
Closing costs.
On top of your down payment, plan for these at completion.
Property transfer tax
BC’s tax on the purchase price. First-time buyers and new builds may qualify for exemptions — newly built homes can also carry GST.
Legal or notary fees
Conveyancing: reviewing closing documents, transferring and registering title, and handling the funds.
Inspection & appraisal
A professional home inspection before subject removal; your lender may also require an appraisal.
Home insurance
Your lender will require coverage that starts on the completion date.
Adjustments
Property tax, strata fees and utilities are pro-rated between buyer and seller on the statement of adjustments.
Moving & set-up
Movers, utility and internet hook-ups, and the little things a new home needs.
Choosing a neighbourhood
Where you’ll live, not just what you’ll buy.
Consider your lifestyle
Walkability, your commute, schools and the amenities that matter in your daily life.
Condo vs townhome vs detached
Each has trade-offs in space, maintenance, strata rules and price. We weigh them against your budget and plans.
Buyer timeline
Countdown to move-in.
- Get your mortgage pre-approval
- Engage a REALTOR® who knows the Greater Vancouver market
- Shortlist neighbourhoods: commute, schools and amenities
- Tour open houses and private viewings
- Make an offer and negotiate terms
- Due diligence while subjects are in place: financing, home inspection, strata documents, title and disclosures
- Remove subjects — usually within 7–10 days
- Finalize your mortgage details
- Hire your lawyer or notary
- Arrange home insurance from the completion date
- Book movers and start packing
- Sign your completion documents with your lawyer or notary
- Set up electricity, water, gas and internet
- Review the statement of adjustments
- Final walkthrough of the home
- Keys, once the title is registered in your name
- Celebrate — and start settling in
Buyer FAQ
Good questions.
How long does buying a home take?
It varies, but finding a home and closing on it usually takes anywhere from a few weeks to a few months — searching, making offers, negotiating, then financing and inspections.
Do I need a lawyer?
Yes. In BC a lawyer or notary public handles the conveyance — reviewing the closing documents, transferring and registering title, and handling the funds. They play a crucial role in the final stages.
What is a subject removal?
Subjects are the conditions you put on your offer — commonly financing approval, a satisfactory home inspection and a review of strata documents. Once they’re met, you remove them in writing and the purchase goes ahead.
What is the BC home buyer rescission period?
For most residential properties in BC, buyers can cancel an accepted offer within three business days, for a fee of 0.25% of the purchase price. It can’t be waived, so we build it into your timeline and offer strategy.
Should I buy first or sell first?
It depends on the market, your financing and how much overlap you can carry. The seller’s guide walks through both paths. Read it →
Ready to buy?
Let’s find it.
It would be my pleasure to help you on your real estate journey. Tell me what you’re looking for, or call 604-719-4993.
General information only — not legal, tax or financial advice. Rules and costs change; confirm details with your lawyer, lender and accountant.