Your Home Buying Journey
From “is this right for me?” to keys in hand — everything you need to buy with confidence, mapped out step by step.
Someone honest in your corner, the whole way through.
Hey, I’m Doug — I’ve been helping folks buy homes across the Lower Mainland for years now, and I still love it. There’s nothing quite like handing someone their keys on possession day. My approach is pretty simple: be honest, know the market inside and out, and actually care about how things turn out for you, not just getting a deal done.
- I know Vancouver’s market — it moves fast, and I keep up with it
- Service built around what you actually need, not a one-size-fits-all script
- I negotiate hard for you, and I’m not shy about it
- A go-to list of lenders, lawyers, inspectors, and other pros I trust to take care of you
- I’m with you from your first search to well after you’ve moved in
“Buying a home is one of the biggest things you’ll ever do. I’m just here to make sure you’ve got someone honest in your corner the whole way through.”
Five steps from “just looking” to moved in.
Buying a home involves more moving pieces than most people expect. My role is to be your single point of contact through all of it — coordinating your team, translating the paperwork, and making sure nothing falls through the cracks.
Getting started
Is homeownership right for you right now?
Before falling in love with a listing, it helps to get honest about the real costs and your own readiness — upfront costs (down payment, closing costs, taxes), ongoing costs (mortgage, insurance, strata, maintenance), and eventual major repairs.
- Are you financially stable, with the discipline to manage a large, long-term purchase?
- Do you understand the full scope of costs and responsibilities?
- New build or resale — have you thought about which fits your timeline and risk tolerance?
There’s no wrong answer here — just an honest one. I’d rather help you get ready over the next year than rush you into a purchase that doesn’t fit.
Financial readiness
Get pre-approved — for real.
Getting pre-approved strengthens your position as a buyer and helps you move quickly when you find the right home. For a proper pre-approval, the bank will ask for a full set of documents up front and actually review them — not just quote you a rate based on your word.
- Income: 2 years of NOAs/T4s plus a recent pay stub (3 years if self-employed)
- Letter of Employment on company letterhead, with a direct line to verify
- Down payment: 3 months’ account history, or a gift letter with proof of the gifter’s account
- Photo ID, address history, and details of any current debts
Down payment options: 5–10% minimum (requires mortgage loan insurance) or 20%+ (avoids that cost entirely). Lenders weigh your GDS/TDS ratios, credit history, and the mortgage stress test — I’ll walk you through where you stand on each.
Search
Find the right home.
We start by narrowing down what matters most — neighbourhood, size, style, and must-have features — so every showing is a good use of your time.
- Must-haves: the non-negotiables — bedrooms, location, school district, commute
- Nice-to-haves: great if we find them, not dealbreakers if we don’t
I’ll set up a curated search so new listings reach you fast, and we’ll tour efficiently — comparing properties against your priorities rather than getting swept up in staging.
Negotiation
Make a strong offer.
Once a home checks your boxes, we act quickly and deliberately. Before writing anything, we pull comparable sales to see what buyers are actually paying — a clear, defensible number to build your offer around, not a guess.
- Market analysis using recent comparable sales
- Strategic positioning so your offer stands out while protecting your interests
- Expert negotiation through counteroffers to the best possible terms
Don’t let emotions drive your offer. We’ll keep it grounded in the numbers.
Closing
Close and move in.
Home inspection and any negotiated repairs, final mortgage approval and paperwork, title search and insurance, and a final walkthrough before possession. Once funds and documents are registered, the keys are yours — I’ll be there to walk you through the last details.
Set up utilities, change your address, and arrange movers a few weeks ahead so possession day is just about getting the keys.
You won’t do this alone.
A successful purchase isn’t just about finding the right home — it’s about having the right people in your corner. Part of my job is coordinating this team and keeping everyone on your timeline. I’m happy to introduce you to professionals I trust, or work alongside anyone you already have.
Banker or Mortgage Broker
A bank lends directly and offers only its own products. A broker shops your application across dozens of lenders to negotiate rate and terms — usually at no cost to you.
Real Estate Lawyer or Notary
Handles title review, prepares and registers closing documents, holds funds in trust, and reviews strata documents for condo/townhome purchases. Retain them early — it costs nothing extra and means someone’s ready the moment you need them.
Home Inspector
A licensed inspector examines structure, roof, electrical, plumbing, and overall condition — so you know exactly what you’re buying.
Home Insurance Agent
You’ll need insurance in place before closing — your lender requires it and your lawyer can’t complete without proof of it. Best arranged early, not as a last-minute scramble.
Your offer timeline.
Every date below is a hard deadline, not a suggestion. I track every one on your file and flag what’s due well before it’s urgent.
- Offer DateYou sign and submit the Contract of Purchase and Sale to the seller.
- Acceptance DateThe seller (or you, if countered) signs to accept the final terms. The contract becomes legally binding and subject deadlines start counting.
- Subject Removal DateDeadline to satisfy or waive all conditions — financing, inspection, strata review — typically 5–10 business days after acceptance.
- Deposit DueDue within one business day of final subject removal, by bank draft, wire, or EFT — and non-refundable once paid.
- Completion DateFunds and documents exchange, and legal title registers in your name.
- Possession DateThe date — and time — you get the keys and can move in.
- Adjustment DateUsed to prorate ongoing costs like property tax and strata fees between you and the seller.
Once subjects are removed and your deposit is paid, it’s non-refundable. Make sure financing, inspection, and any strata review are genuinely satisfied before we remove them — not just because the date is approaching.
Common mistakes to avoid
- Skipping pre-approval — shopping before you know your budget leads to disappointment, or losing a home you could have afforded
- Waiving inspection to compete — it can feel necessary in a hot market, but carries real risk
- Making major purchases before closing — new credit can affect financing right up until you get your keys
- Forgetting closing costs — legal fees, property transfer tax, and adjustments add up
- Skimming strata documents — an outdated depreciation report or thin reserve fund can mean a costly special levy shortly after you move in
Understanding your REALTOR® relationship.
BC law requires that you understand exactly how real estate representation works before we start working together formally. Here’s the plain-language version — I’ll also walk you through the official disclosure and consent forms in person.
A Buyer’s Agent represents your interests exclusively, with a duty of loyalty and full disclosure to you. A Seller’s Agent represents the seller — important to know if you’re viewing a home without your own agent. I do not practice dual agency: you’ll always have my undivided loyalty as your buyer’s agent.
It’s not mandatory, but it confirms I’m working for you exclusively — negotiating on your behalf, keeping your information confidential from the seller, and owing you full disclosure. It also sets out how I’m compensated, so there are no surprises. In return, it asks for your loyalty — that you work through me on the properties we pursue together.
Real estate boards and REALTORS® are required to collect and use some of your personal information to prepare contracts, coordinate with lenders and lawyers, and meet regulatory obligations. You’ll review and sign a formal Privacy Notice and Consent before we begin. Canadian federal law also requires me to verify your identity under FINTRAC rules — which is why deposits must be paid by bank draft, wire, or EFT rather than cash or personal cheque.
Glossary of terms.
Terms you’ll run into along the way — tap a category to expand it.
Strata & building documents
- AGM (Annual General Meeting)
- The strata’s required yearly meeting, where owners approve the budget and vote on major decisions.
- SGM (Special General Meeting)
- Called between AGMs to address an urgent matter — often a major repair or proposed special levy.
- Form B Information Certificate
- The strata’s official summary of a unit’s fees, arrears, and any known or approved special levies.
- Depreciation Report
- A long-range (often 30-year) forecast of a building’s major repair and replacement costs, used to assess whether reserve funds are adequate.
- Contingency Reserve Fund (CRF)
- The strata’s savings account for future major repairs, funded through monthly fees.
- Special Levy
- A one-time charge to owners, voted on at an AGM or SGM, to fund a repair not covered by the reserve fund.
- Strata Bylaws
- The strata’s governing rules covering rentals, pets, renovations, and use of the property.
Financing & closing
- NOA (Notice of Assessment)
- The CRA’s yearly summary confirming your reported income. Lenders ask for it because it proves your income matches your tax return.
- Letter of Employment
- A short letter from your employer confirming start date, title, and income, with a direct line the bank can call to verify.
- Gift Letter
- A signed letter from whoever is gifting down payment funds, confirming it’s a true gift with no expectation of repayment.
- Mortgage Stress Test
- A federal requirement to qualify at a higher rate, ensuring you could still afford payments if rates rise.
- GDS / TDS Ratio
- The percentage of income going to housing costs (GDS) or all debt payments (TDS). Lenders generally want these under ~32% and ~40%.
- Closing Costs
- Legal fees, property transfer tax, and adjustments due on completion — typically 1.5%–4% of the purchase price.
- Title Insurance
- A one-time policy protecting you against title problems — fraud, undisclosed liens, or record errors a standard title search might miss.
- Binder Letter
- A short letter confirming home insurance coverage will be active by completion — proof of insurance before the full policy is issued.
- FINTRAC
- The federal agency responsible for anti-money-laundering rules, which is why deposits must be paid by traceable methods like bank draft, wire, or EFT.
Key dates
- Offer Date
- The date you sign and submit your Contract of Purchase and Sale to the seller.
- Acceptance Date
- The date the contract becomes legally binding; subject deadlines are counted from here.
- Subject Removal Date
- The deadline to satisfy or waive all conditions, typically 5–10 business days after acceptance.
- Completion Date
- Also called Closing Day — when funds and documents exchange and title registers in your name.
- Possession Date
- The date and time you receive the keys and can move in.
- Adjustment Date
- Used to prorate ongoing costs like property tax and strata fees between buyer and seller.
Ready to get started?
Call or text and let’s get you started on your journey — no pressure, just honest guidance.
This guide is for general informational purposes only and is not legal, financial, or tax advice. Please consult the appropriate licensed professional — lawyer/notary, mortgage broker, or accountant — for advice specific to your situation.
