1. Get Pre-Approved and Choose a Realtor

• Talk to a Mortgage Broker: Discuss your finances with a mortgage broker to understand how much you can afford to spend on a home. They will provide you with a pre-approval letter.
• Choose a Realtor: Research and select a realtor who understands your needs and the local market. Your realtor will guide you through the entire process.

2. Sign the Initial Documents

• Consumer Relationship Guide: This document explains the different types of relationships you can have with your realtor, whether they are representing you exclusively or working with other clients as well. It also outlines the duties and responsibilities your realtor has to you and vice versa.
• FINTRAC: This form is required by the government to validate your identity. It helps prevent money laundering and terrorism financing.
• Exclusive Buyer Agreement: This is a contract between you and your realtor that details how your working relationship will function. It covers aspects like services provided, duration of the agreement, and any fees involved.

3. Create Your Wish List

• Needs and Wants: Sit down with your realtor to create a list of what you need and want in a home. This includes factors like location, size, number of bedrooms, and any specific features you’re looking for.
• Target Areas: Based on your wish list, you and your realtor will identify neighborhoods and areas that match your criteria.

4. Start Viewing Homes

• Schedule Showings: Your realtor will arrange for you to visit properties that meet your criteria. Try to view as many homes as possible to get a good understanding of the market.
• Evaluate Properties: As you walk through each home, take note of what you like and don’t like. This will help you refine your search and understand what properties are worth. You will be viewing lots of homes and don't want to forget any details about a home!

5. Make an Offer

• Prepare an Offer: When you find a home you love, your realtor will help you prepare an Offer to Purchase. This document outlines your proposed terms, including the price and any conditions.
• Common Conditions:
  • Home Inspection: This condition allows you to hire a professional to inspect the home for any issues.
  • Financing: This condition ensures that your bank agrees with the home’s value and approves your financing application.
  • Condo Document Review: This condition is only used if you are buying a condo. Condo document review involves examining important documents about the condo's rules, financial health, and maintenance plans to ensure there are no hidden issues before purchasing.

6. Negotiate and Finalize

• Negotiate Terms: There may be some back and forth with the seller regarding the price, possession date, and terms of your offer. Your realtor will work with you to handle the negotiations to get you the best deal.
• Fulfill Conditions: Once your offer is accepted, you’ll need to fulfill the conditions, such as completing the home inspection and finalizing your financing.

7. Closing

• Sign Documents: About a week before possession day, you and the seller will sign the final documents with your respective lawyers.
• Possession Day: On possession day, once the seller’s lawyer confirms that the funds have been received, you’ll get the keys to your new home!

There are over 5,000 Realtors® in the Calgary area, but just under 20% of them handle more than 80% of all sales. To find a top-performing Realtor®, start with a Google search like: "Ryan Hawkins Calgary Realtor." Check if they have Google reviews, a website, and active social media profiles. This quick search gives you a snapshot of how seriously they take their profession.

Before you start shopping for a home, you need to know how much you can spend. Call your mortgage broker to get started.

First, review your overall financial picture with your broker to get an initial budget estimate. Then, submit all the required documents to get a precise budget number. It's essential to complete this step before you start looking at homes to save you and your Realtor® time and avoid unnecessary headaches.

Once your documents are submitted, it's a good idea to get a letter from your broker stating you are fully pre-approved. This will help you make stronger, more confident offers.

Think about what you need in your new home. How many bedrooms do you need? Do you need to be close to a specific school? How far is your commute to work? Do you need a garage? Since this is a significant long-term purchase, it's important to know exactly what you need in every category. Take your time, think it through, and be patient in your search. You will find the right one!

You've found the perfect home! Thanks to your pre-approval, you're certain you can afford it. After carefully considering your family's needs and viewing numerous homes, you're confident this one checks all the boxes. You know what a fair offer looks like and what to expect in terms of price.

Now, with your Realtor®, you’ll put together an Offer to Purchase.

Now that the Offer is done you begin preparing for possession day. Make sure you have lined up your utilities and internet install and have set up your Home Insurance (and proof of it sent to your Lender). You will visit your Lawyer 1 week to 10 days before the big day to sign all of the documents. On possession day, when the Sellers’ lawyer verifies funds have been received, you get the keys!