Determine what you can afford and work with a lender to get pre-approved for a mortgage. Be prepared with a down payment, 20% is the ideal but this varies depending on the type of loan. Your advisor will check your current financial status to determine how much you can borrow, afford and what loans are right for you. 

Your lender will require the following documents and possibly others:

  • past T4 slips        

  • credit history

  • current loans (student loans, car payments, ect. )

  • list of recent employers

  • current pay stub

  • bank statements

I have a list of advisors for you to reach out to, click here to have them sent to you.



Start with a Brainstorming Session: Begin by brainstorming with anyone involved in the decision-making process. Encourage everyone to express their preferences openly.This ensures that everyone is on the same page when you are out shopping for your new home.

Create Separate Lists for Needs and Wants: Differentiate between your non-negotiable needs and your preferences or wants. Needs are essential factors that your new home must have, while wants are features that would be nice to have but are not crucial. Rank these in order of importance to help guide your decision-making process. Consider future needs - Are you planning to start a family? Do you anticipate needing space for aging parents or guests? Factor in potential lifestyle changes when outlining your needs and wants. 

Identify Essential Needs: Consider factors such as location, size, number of bedrooms and bathrooms, specific amenities (like a backyard or garage), and any accessibility requirements. These are the features that are fundamental to your lifestyle and must be met by your new home.

Consider Your Lifestyle: Think about how you currently live and what features would enhance your daily life. For example, if you work from home, you might prioritize a dedicated office space. If you enjoy entertaining, a spacious kitchen or outdoor area might be important. If you workout regularly, you may want to consider homes close to a recreation center.

Be Flexible: While it's important to prioritize your needs, remain open to compromise. Rarely will you find a home that ticks every box on your list. Consider which features are non-negotiable and where you're willing to be flexible.

Review and Revise as Needed: As you view potential properties and gain more insights into the market, be prepared to revisit and revise your lists. Your priorities may shift based on what you discover during your search process.

Discuss your needs and wants with your Realtor®, that’s me!



Home Search - I will set up a home search for you that is customized to your home preferences.

Select Homes You Love - My search will allow you to place a heart on the homes you love, lightbulb on possibilities and trash the ones that you do not like. 

Book Appointments - Let me know which ones you are interested in viewing and I will set up private appointments for you to view them. 




When you have found a home that you would like to make yours, I will prepare the paperwork necessary and submit the offer on your behalf to the listing agent. I will help you negotiate the terms of the contract and the purchase price. The elements of an offer include:

  • Price - I will provide you with comparable properties that have sold recently and help you better understand pricing.

  • Deposit (this is a portion of the down payment, that will be held in trust until the deal closes)

  • Terms & Conditions - These are the rights and obligations of both the buyer and the seller. These terms and conditions are legally binding and govern the sale or purchase of a property. Here's a breakdown of some common terms and conditions found in real estate contracts in British Columbia.

    • Financing - This is to ensure that the buyer has the funds to purchase the property at terms satisfactory to the buyer. 

    • Inspection - There are many different types of inspections, depending on the property. General inspections do an overview of the property and will outline any issues or potential problems with the property. Other inspections could include perimeter drain inspection, heat pump inspection, geo technical inspection (if land could erode),  or if the property is rural, septic inspections and well inspections are recommended. 

    • Title Review - Involves examining the legal ownership and history of the property's title to ensure that it is clear and free from any issues that could affect the buyer's rights to the property. This is done by a lawyer and they will be able to explain what is on the title.

    • Fire/Property Insurance - This allows the buyer to ensure that the property can be insured at terms satisfactory to the buyer.

    • Property Disclosure Statement (PDS) Approval - Listings are usually accompanied by a PDS.  The purpose of the PDS is to disclose important information about the property's condition and any known defects or issues that could affect its value or desirability. 

    • Review of Strata Documents (if applicable) - When purchasing a strata property it is important to review the strata minutes, bylaws and depreciation report. This will give insight into how well the property is managed and if there are any upcoming special levies that may need to be paid out.



Getting the accepted offer is not the end of the process! We need to keep going.

  • Remove Conditions - Depending on what conditions are in the offer, we need to go through the process of ensuring that they have been met. The conditions will have a date by which these conditions will need to come off by. If they are not removed by that date, the offer is collapsed. Time is of the essence and I will guide you through the process.

  • Deposit - once the conditions are removed, the deposit is required shortly thereafter depending on what has been agreed to in the contract. The deposit is part of the down payment, and will be held in trust by the buyer’s agent brokerage. Again, time is of the essence and this money contractually needs to be submitted by the date that is outlined on the contract. I will provide you with deposit instructions at that time. It is important that you find out from your bank how long it will take to transfer the money, all banks are different. Acceptable deposits include wire transfer, bank draft or direct deposit.



Your lawyer will meet with you to determine what fees are owed by whom and will prepare closing documents. Part of conducting the closing will also involve ensuring all fees are paid, the seller receives the money owed and that the buyer’s title is recorded. Generally, closing happens a day before possession because the time in which all the paperwork is completed is unknown and you do not want to be sitting around waiting with your moving truck and not be able to move in. Adjustments generally happen on the same day as possession and this is where the buyer will assume and pay all taxes, rates, local improvement assessments, fuel utilities and other charges.



There are additional costs beyond the purchase price of the home that a buyer must be prepared for. They generally run at 2-4% of the purchase price but it is dependent on the situation. Here are some of the costs.

  • Property Transfer Tax (paid by the buyer) - speak with your tax advisor to find out how much you will need to pay as there are different circumstances. The general property transfer tax applies for all taxable transactions. The general property transfer tax rate is:

1% of the fair market value up to including $200,000

2% of the fair market value up greater than $200,000 and up to and including $2,000,000

3% of the fair market value greater than $2,000,000

Further 2% on residential property over $3,000,000

Click here to estimate your property transfer tax. This calculator shouldn't be relied on for legal purposes. Consult with a legal professional when you file a property transfer tax return to ensure you pay the correct tax amount. 

  • Title Insurance & Title Search

  • Lawyer fees 

  • Home Insurance

  • Utility set fees

  • Mortgage Applicable fees (if applicable)

  • Movers



There are certain things that you should not do during the buying process as it affects your credit which will affect what you can afford.








Finding The Right Home For You

Once you've been pre-qualified and know what price range you want to stay in, I can help you determine which properties fit your needs by using the online tools available to locate them

 I have the best possible resources and communication systems available today to help you locate the homes on the market that match your specifications. 

Real Estate The Right Way

I will help you complete your financing and inspections, and close on the transaction. My top priority is to make sure that your home buying experience is pleasant, cost-efficient, and successful.

MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.