Free Guide
The BC Home
Buyers Guide
A plain-language walkthrough of every step in the BC home buying process — from knowing your budget to getting your keys.
Step 1
Know Your Budget
Before you fall in love with a property, understand what you can realistically afford. In Metro Vancouver, housing costs — mortgage, property tax, strata, insurance, utilities — should stay below 32–35% of your gross monthly household income (the GDS ratio lenders use).
Factor in the costs beyond the purchase price: Property Transfer Tax, legal fees, home inspection, moving costs, and any immediate repairs or updates. Budget an additional 2–4% of the purchase price for these one-time costs.
- Use the mortgage calculator to model different price points and down payment scenarios
- Be honest about your lifestyle costs — a bigger mortgage means less financial flexibility
- Consider rising strata fees or property taxes in your long-term budget
Step 2
Get Pre-Approved
A mortgage pre-approval is not the same as pre-qualification. Pre-approval involves a lender reviewing your income, credit, and assets to issue a conditional commitment for a specific loan amount — giving you a concrete budget and making your offers far more credible to sellers.
In Metro Vancouver’s market, sellers routinely prefer buyers with pre-approvals. In competitive situations, it can be the difference between winning and losing an offer at the same price.
Step 3
Choose Your Area
Metro Vancouver spans dozens of distinct communities — each with different character, price levels, transit access, school catchments, and lifestyle profiles. Choosing the right area means matching your daily life to the right neighbourhood, not just finding the most impressive home you can afford.
- Prioritize commute time to work and schools
- Research school catchment boundaries — they significantly affect resale value
- Consider transit proximity for future resale, even if you drive today
- Visit areas at different times of day before deciding
I cover Langley, Surrey, Coquitlam, Maple Ridge, Port Moody, and Port Coquitlam — each comprehensively. Browse the neighbourhood guides for a detailed breakdown of each community.
Step 4
Search & View
Once we have a clear picture of your budget, pre-approval, and target areas, I’ll build a curated property shortlist tailored to your criteria — pulling from MLS, off-market listings in my network, and new listings as they arrive.
During viewings, I assess properties honestly: structural concerns, layout efficiency, comparable values, renovation costs, and resale potential. My job is to give you a clear-eyed view, not just show you pretty rooms.
Step 5
Making an Offer
When you’re ready to offer, I analyze comparable sales, days on market, seller motivation, and current inventory to craft an offer that positions you competitively without overpaying. The offer price is just one element — terms like subjects (conditions), deposit amount, and completion date all matter to sellers.
- Subject to financing — protects you if your mortgage falls through
- Subject to inspection — allows a professional home inspector to assess the property
- Deposit (typically 5%) is held in trust until completion
- Completion date is negotiable — sellers often have specific timelines
Step 6
Due Diligence
Once your offer is accepted, you have a window (typically 7–10 business days) to complete your subjects. This is when you confirm financing with your lender, hire a home inspector, and review strata documents if buying a condo or townhouse.
Never waive subjects without fully understanding what you’re accepting. I’ll help you interpret inspection findings and strata minutes so you can make an informed decision about whether to proceed.
Step 7
Closing & Keys
After subjects are removed, your lawyer or notary handles the legal transfer. You’ll sign mortgage documents, pay the remaining down payment and closing costs, and receive the title. On completion day — typically 4–8 weeks after offer acceptance — you get your keys.
I’ll be with you through every step of this process, coordinating with your lawyer, lender, and the listing agent to ensure nothing falls through at the finish line.
Step 8
BC Closing Costs
- Property Transfer Tax (PTT): 1% on first $200K; 2% on $200K–$2M; 3% above $2M
- Legal / Notary fees: typically $1,200–$2,000
- Home inspection: $400–$700
- Title insurance: approximately $250
- Moving costs: varies widely
- CMHC premium: if down payment is under 20%
First-time buyers may qualify for the PTT First-Time Home Buyers Exemption on homes up to $500,000. See the First-Time Buyers guide for full details.
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Navigate the Greater Vancouver market with clarity and confidence. Whether you’re buying, selling, or investing, these expert resources are designed to help you make informed real estate decisions every step of the way.
