Step 1: Know Your Budget Before You Browse
The most common mistake first-time buyers make is falling in love with homes before knowing what they can actually afford. Start here:- Get pre-approved (not just pre-qualified) by a mortgage broker or bank
- Factor in closing costs (1.5–4% of purchase price): property transfer tax, legal fees, home inspection, title insurance
- Remember the BC First-Time Home Buyers' Program exempts PTT on homes under $500,000 and partially exempts up to $525,000
Step 2: Define Your Must-Haves vs. Nice-to-Haves
Write down your non-negotiables:- Minimum bedrooms/bathrooms
- School catchment area (if you have kids)
- Commute distance
- Parking/garage
- Suite potential
- Updated kitchen
- Large backyard
- Home office
- Mountain views
Step 3: Hire a Buyer's Agent (It's Free)
Your agent is paid by the seller's side — there's no cost to you for professional representation. A good buyer's agent will:- Alert you to new listings before they hit public portals
- Know which neighbourhoods fit your criteria and budget
- Negotiate on your behalf
- Guide you through subjects, inspections, and completion
Step 4: Make an Offer
When you find the right home, your agent will prepare an offer to purchase including:- Price — backed by comparable sales
- Subjects (conditions): financing, home inspection, title review
- Completion date — usually 30–60 days from acceptance
- Possession date — typically 1–2 days after completion
Step 5: Remove Subjects
Once accepted, you'll have 5–10 business days to:- ✅ Confirm financing with your lender
- ✅ Complete a home inspection ($450–$600)
- ✅ Review title search and strata documents (if applicable)
- ✅ Secure home insurance
Step 6: Complete the Purchase
On completion day, your lawyer handles the money transfer and title registration. On possession day, you get the keys.*Ready to start? Let's find your home — I'll guide you through every step.*
AJ
Amanda John
Real Estate Consultant · Oakwyn Realty
Helping buyers and sellers across Vancouver and the Fraser Valley for over a decade. If you have questions about this article, reach out anytime.
