Buying a home is one of the biggest financial decisions you'll ever make. This free buyer roadmap walks you through every step of the process, from getting pre-approved to getting the keys, so you know exactly what to expect before you start.
✅ 11 Step-by-Step Videos
✅ Ontario Specific
✅ Free Guides & FAQs
✅ Updated Regularly
Start with Video 1 below.
Buying a home doesn't have to feel overwhelming.
Inside this roadmap you'll learn:
✔️ How much money you'll need before you buy
✔️ How much down payment you actually need
✔️ The difference between a deposit and a down payment
✔️ How mortgage pre-approvals work
✔️ How to choose the right Realtor
✔️ What to look for when viewing homes
✔️ How to prepare before making an offer
✔️ What conditions protect you
✔️ What happens after your offer is accepted
✔️ What happens on closing day
✔️ What to expect after you receive the keys
Every buyer's situation is different.
If you'd like advice based on your budget, timeline and goals, book a Buyer Strategy Call.
Book Your Buyer Strategy Call - [email protected]
Buying a home starts long before you begin touring properties.
One of the biggest mistakes buyers make is spending weeks or even months looking at homes online before they understand their budget, financing, and what they're actually looking for.
The first step is taking a step back and building a plan.
That usually starts with speaking to a mortgage broker or lender to understand what monthly payment fits comfortably within your budget. Just because you're approved for a certain amount doesn't always mean that's the amount you should spend.
Once you understand your budget, the next step is talking about your lifestyle and future plans.
Questions like:
• Where do you want to live?
• How long do you plan to stay in the home?
• Are schools important?
• Do you need room for a growing family?
• Is commuting a priority?
These conversations help narrow your search before you start looking at homes.
Buying a home is much easier when you understand the process before you're in the middle of it. That's exactly why I created the Home Buyer Road Map, a free step-by-step video series that walks you through every stage of buying a home in Ontario.
Related Video: Video 1 – Start Here
The amount of money you'll need depends on the purchase price of the home, but there is more to budget for than just the down payment.
Most buyers need to plan for:
• A down payment
• A deposit when their offer is accepted
• Legal fees
• Land Transfer Tax (if applicable)
• Title insurance
• Home inspection
• Adjustments for property taxes or utilities
• Moving expenses
The good news is that not all of these costs are due at the same time.
For example, the deposit is typically paid shortly after your offer is accepted and becomes part of your down payment on closing.
One of the most important conversations I have with buyers is not just about what they qualify for, but what monthly payment fits comfortably into their lifestyle. The goal is finding a home that works for both today and years down the road.
Every buyer's situation is different, which is why creating a budget before you start shopping is one of the smartest things you can do.
Related Videos: Video 2 – Down Payment & Deposit Explained and Video 3 – Mortgage Pre-Approval Explained
The minimum down payment depends on the purchase price of the property.
For most homes in Canada:
• 5% on the first $500,000
• 10% on the portion between $500,001 and $1,500,000
• 20% on homes over $1.5 million
Many buyers think they need 20% down to purchase a home, but that's not always the case.
The right amount depends on your financial situation, your monthly budget, and your long-term goals.
A larger down payment usually means a smaller mortgage and lower monthly payments. On the other hand, some buyers prefer to keep additional savings available for renovations, furniture, or emergencies.
Understanding your options before you begin shopping helps you make a confident decision that's right for you.
Related Video: Video 2 – Down Payment & Deposit Explained
This is one of the questions I get asked most often.
Although they're related, they're not the same thing.
The down payment is the total amount of money you're putting toward the purchase of your home.
The deposit is paid shortly after your offer is accepted and shows the seller you're serious about moving forward with the purchase.
On closing day, the deposit is applied toward your total down payment.
For example, if your total down payment is $100,000 and you've already provided a $25,000 deposit, you'll bring the remaining $75,000 to closing, along with any closing costs.
Understanding the difference helps buyers know what money is needed, when it's needed, and how it moves through the transaction.
Related Video: Video 2 – Down Payment & Deposit Explained
Yes—and I highly recommend it.
Getting pre-approved before you start seriously shopping gives you a much clearer picture of your budget and monthly affordability.
It also helps you narrow your search to homes that fit your financial goals instead of falling in love with properties that may be outside your comfort zone.
A pre-approval also gives your lender time to review your financial information before you're competing for a home.
When the right property comes along, you'll already have much of the financing process underway, which can make moving quickly much easier.
More importantly, a pre-approval isn't just about the maximum amount a lender is willing to lend you.
It's about understanding what monthly payment allows you to comfortably enjoy your new home while still living the lifestyle you want.
That's the conversation I encourage every buyer to have before they begin touring properties.
Related Video: Video 3 – Mortgage Pre-Approval Explained
Your Realtor is the person guiding you through the biggest purchase of your life. So it's worth taking a little time to choose.
Look for someone who:
In Ontario, you'll sign a Buyer Representation Agreement before a Realtor works for you. Read it before you sign. Know how long it lasts, what area it covers, and how your Realtor is paid. A good Realtor will walk you through it line by line.
The right fit should feel like someone in your corner, not someone trying to make a sale.
Related Video: Video 4 – Choosing the Right Realtor
It's easy to fall in love with nice paint and staging. Try to look past it.
When you walk through a home, pay attention to:
Then look outside the house. Drive by at different times of day. Check traffic, noise and how long your commute will really be.
Paint and flooring are easy to change. The location, layout and big ticket items are not.
Related Video: Video 5 – Viewing Homes
The best offers are made by buyers who are ready before they find the house.
Before you make an offer, make sure you have:
Your Realtor should also pull recent sales of similar homes nearby. That tells you what the home is likely worth, not just what the seller is asking.
When you're prepared, you can move quickly and make decisions with a clear head instead of under pressure.
Related Video: Video 6 – Preparing to Make an Offer
Conditions give you time to check things out before you're locked in.
The most common conditions in Ontario are:
Most conditions last about five business days, but it depends on the situation.
In a busy market, some buyers make offers without conditions to compete. That can work, but only if you've done your homework first. Never skip a condition without understanding the risk.
Related Video: Video 7 – Conditions That Protect You
Congratulations! Now the work begins.
Here's what usually happens next:
This part can feel quiet after the excitement of the offer. But staying on top of these steps makes closing day much smoother.
Related Video: Video 8 – After Your Offer Is Accepted
Closing day is the day the home officially becomes yours.
A few days before, you'll meet with your lawyer to sign documents and bring the rest of your down payment and closing costs.
On closing day, your lawyer:
Once everything is registered, your lawyer lets you know and the keys are released. This often happens in the afternoon, so plan your move with a little breathing room.
Related Video: Video 9 – Closing Day Explained
You did it! A few things to take care of in the first few weeks:
If you're a first-time buyer, ask your accountant about the First-Time Home Buyers' Tax Credit when you file your taxes. If you used your RRSP through the Home Buyers' Plan, find out when your repayments start.
And if anything comes up in your new home, reach out. My job doesn't end on closing day.
Related Video: Video 10 – After You Get the Keys