Free download · Ontario-ready

The First-Time Buyer Checklist

Everything to do — and everything not to do — from 12 months out to closing day. This is the exact list I walk my own clients through.

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6–12 months before buying

Check your credit report (free via Equifax/TransUnion) and dispute any errors — they take months to fix
Stop applying for new credit — every application dings your score
Start the down-payment paper trail: keep savings in one account where deposits are easy to explain
Open or top up your FHSA — up to $8,000/year grows tax-free for your first home
Try the affordability calculator to see your realistic price range

Get pre-approved — it locks a rate for up to 120 days and tells realtors you're serious
Gather your documents: 2 recent pay stubs, T4s (2 years), Notice of Assessment (2 years), 90-day bank statements
Self-employed? Add: T1 Generals (2 years), business financials or bank statements
Budget past the price: land transfer tax, legal (~$2,000), inspection (~$500), moving
Don't switch jobs if you can help it — lenders love stability

House-hunt inside your pre-approved range — bidding wars above it break deals
Keep your down payment liquid — no locking it into GICs or crypto
No new car loans or furniture financing until AFTER closing (this kills more approvals than anything)
Line up a real-estate lawyer early — good ones book up
Re-run the numbers with me when you find 'the one' — every property changes the math

Final walk-through: confirm the home's condition matches the deal
Bring government ID and your down-payment draft to the lawyer
Budget the closing adjustments (prepaid taxes/utilities owed to the seller)
Get the keys 🔑 — and set a calendar reminder for 6 months before renewal (I'll do this for you)

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Email me the checklist and occasional rate updates (CASL — withdraw anytime).

Estimates and general guidance only — every file is different. O.A.C. Questions? Ask the chat assistant (bottom-right) or message me on WhatsApp.