First-time buyers 7 min read
First-time homebuyer's guide: where to actually start
Most first-time buyer guides try to teach you everything at once. This one focuses on the first three decisions that actually matter.
Services / Purchase
Buying a home.
The mortgage piece works best when it's figured out before you've toured a single place. That's when I want to hear from you.
Most of my purchase clients call before they've started shopping. By the time they're walking into an open house, they know their real budget, their pre-approval is in writing, and they've got a strategy for the down payment piece. That order matters.
Who this is for
Probably you, if any of this is true.
- You're planning to buy in the next six to twelve months.
- You're a first-time buyer and the process feels opaque.
- You're buying again — relocating, upgrading, downsizing — and want a second opinion on the math.
- You've been pre-approved by your bank and want to know if you can do better elsewhere.
My approach
How I work a purchase file.
- 01
Pre-approval first. A real one.
Documents and an actual credit pull. The number your banking app shows you is a soft estimate; it isn't an offer, and it doesn't hold a rate.
- 02
Budget around the monthly payment.
Not the sticker price. Property tax, insurance, condo fees, utilities, and the stress-tested payment all matter more than the listing number.
- 03
Get the insured-vs-uninsured math right.
Under 20% down means CMHC (or Sagen, or Canada Guaranty) insurance. Sometimes that math wins; sometimes 20% down is the better play. I'll show you both with your real numbers.
- 04
Plan the timeline backward from closing.
Rate hold, financing condition, appraisal, lawyer instructions, funding. Most stress in this process comes from people learning the timeline two weeks before close.
Common questions
Common questions
-
How much can I actually afford?
More than a banking app says, often less than a real-estate agent suggests. The honest answer comes from running the stress-tested payment against your real monthly budget. I'll walk you through it in our first call. -
Should I put 5% down or 20% down?
It depends. Under 20% triggers default insurance (which adds to your loan amount but often comes with a better rate). Twenty percent avoids the insurance but ties up more cash. I'll calculate both scenarios for your specific purchase price. -
What's the stress test?
Federally regulated lenders are required to qualify you at either the contract rate plus 2%, or 5.25%, whichever is higher. It means the payment you qualify for is meaningfully smaller than your actual payment will be. I'll show you the number that matters before you start shopping. -
How long does the whole process take?
From first call to closing, typical purchase files are 30 to 60 days, depending on your timeline and the property. Pre-approval is usually under a week once your documents are in. -
What if I'm self-employed?
Self-employed buyers absolutely qualify — the documents are different (Notice of Assessments, business financials), and lender appetite varies. I work with lenders who treat self-employed files as a feature, not a problem.
Get in touch
Want to talk about a purchase?
Send a few details — timing, rough budget, where you're shopping — and I'll get back to you within a business day.
The form
Tell me a bit about what you're looking into.
I read every message and reply personally, usually within a business day. No pitch waiting on the other end.
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