The Complete Home Buyer's Checklist: From Pre-Approval to Possession

Buying a home is a sequence of deadlines more than a single decision. This is the order they actually come in.

Before you start looking

• [ ] Check your credit report and score, and address anything that needs fixing before a lender sees it.
• [ ] Get a real mortgage pre-approval from a lender or broker — not an online estimate.
• [ ] Confirm your realistic price range using your pre-approval, not just a rough affordability guess.
• [ ] Work out your down payment source (savings, RRSP Home Buyers' Plan, gift) and confirm you'll have any required documentation ready.
• [ ] Budget for closing costs separately from your down payment — see our closing costs checklist.
• [ ] Choose an agent who knows the specific area and property type you're after.

While you're searching

• [ ] Set up a saved search or alerts so new matching listings reach you quickly in a competitive market.
• [ ] Tour properties with your must-haves and deal-breakers written down beforehand — it's easy to talk yourself out of your own criteria mid-tour.
• [ ] For strata/condo properties, ask for the strata documents (minutes, financials, depreciation report) before you fall in love with a specific unit, not after.
• [ ] Research the specific neighbourhood: schools, commute, zoning, any planned development nearby.

Writing an offer

• [ ] Confirm your subjects: financing, inspection, and (for strata) a satisfactory review of strata documents, at minimum.
• [ ] Set a deposit amount and confirm where those funds are coming from and how quickly you can move them.
• [ ] Agree on a completion date and possession date that actually work for your situation, not just what's customary.
• [ ] Have your agent walk you through every clause before you sign, not just the price and dates.

During your subject period

• [ ] Book your home inspection promptly — subject periods move fast.
• [ ] Finalize financing with your lender, including submitting the accepted contract for their file.
• [ ] Review any strata documents in detail, or have your lawyer/notary flag anything concerning.
• [ ] Confirm your subjects in writing by the deadline in your contract — verbally telling your agent isn't the same as removing subjects properly.

Between firm deal and completion

• [ ] Arrange your home insurance — most lenders require proof before funding.
• [ ] Confirm your lawyer or notary has everything they need to complete on time.
• [ ] Do a final walk-through shortly before completion to confirm the property's condition matches what you agreed to buy.
• [ ] Set up utilities, mail forwarding, and moving logistics for your possession date.

Closing day and after

• [ ] Sign your final documents with your lawyer or notary.
• [ ] Confirm funds have been transferred and title has been registered in your name.
• [ ] Collect your keys on possession day.
• [ ] Keep copies of every closing document somewhere safe — you'll want them again at tax time and whenever you eventually sell.

Working through this with an agent who tells you what's next before you have to ask is most of what makes a purchase feel smooth instead of stressful. Reach out whenever you're ready to start.