Jackie  Warner

Jackie Warner

Sales Representative

Mobile:
905-599-3251
Office:
905-831-2222
Marlee  Warner

Marlee Warner

Sales Representative

Royal Heritage Realty Ltd., Brokerage*

Mobile:
905-464-5193
Office:
905-831-2222
Email Me

Hire Top Class Real Estate Agents Who Will Invest In Your Future

10 Step Guide to Buying Your Home


10 Steps to Buying a Home with

Whether you’re a first-time buyer or looking for your next dream home, the process can feel overwhelming — but it doesn’t have to be. is here to guide you every step of the way.

Step 1: Is Buying the Right Move?

Choosing to buy a home is a big decision. To help you weigh your options, here are some key questions to consider when deciding between buying and renting.

How does buying build equity?

Each mortgage payment increases your ownership in the property. Rent, on the other hand, goes toward your landlord’s equity.

What are the upfront costs?

Buying requires a down payment, plus closing costs like legal fees, inspections, and land transfer tax. Renting typically involves a security deposit and the first month’s rent, making it cheaper upfront.

Who takes care of maintenance and repairs?

Homeowners are responsible for repairs and upkeep. Renters rely on their landlords for maintenance and property issues.

How does each option affect financial risk and stability?

Owning means long-term stability and control over your space, but it comes with market and interest rate risks. Renting offers flexibility and fewer financial responsibilities, but less control over future housing expenses.

If buying feels like the right step for you, let’s move forward.

Step 2: Know Your Budget

Knowing how much you can afford is key to a confident home search. Be sure to plan for both one-time costs and ongoing expenses.

Estimate Your Homeownership Costs

Home Price
$700,000
 

Upfront Costs

Down Payment $140,000
Closing Costs $155,175
 

Monthly Recurring Costs

Mortgage Payment $3,029
Property Taxes $583
Home Insurance $58

Note: Cost breakdowns are estimates based on averages for first-time home buyers in Ontario and should be used for reference only. Actual costs will vary by individual situation.

Most lenders use two main affordability guidelines:

Gross Debt Service (GDS):

Housing costs (e.g., mortgage, taxes, heating, and 50% of condo fees) should not exceed 39% of your gross household income.

Total Debt Service (TDS):

Housing costs plus debt payments (e.g., car loans, credit cards, and student loans) should not exceed 44% of your gross household income.

Get pre-approved for a mortgage to lock in your rate for up to 130 days and show sellers you're a serious buyer.

Not sure what your budget looks like? Use our Mortgage Calculators to find out.

Step 3: Set Your Home Search Criteria

Before diving into listings, take time to define what’s important to you.This keeps your search focused and aligned with your needs.

Things to consider:

Location

Is the neighborhood safe, convenient, and aligned with your lifestyle?

Size

How much space do you need now, and what about your future plans?

Condition

Are you open to a fixer-upper with potential, or do you prefer a move-in-ready home?

Type of property

Are you looking for a detached home, a condo, or a townhouse? Each has pros, cons, and cost considerations

 

Step 4: Work with the Right Realtor®

In Canada, REALTORS® are licensed professionals who must follow a strict Code of Ethics. Choosing the right one can make or break your home buying experience. Stick with one REALTOR® who understands your goal and preferences.

See what clients are saying about working with , or reach out to start your journey.

TESTIMONIALS

  • Marlee did a excellent job both will selling our property as well as finding a new home in a short period of time. She was very patient and professional throughout the selling of our home and she always stayed positive and reassured us things will work out, and it did. Thank you very much! I would absolutely recommend Marlee to anyone looking for a reliable agent, thanks.

    Ben
  • Marlee you made this whole experience totally worth it. You answered every question we had, showed us some beautiful homes very quickly to meet our deadline and overall we are just super happy for our new beginnings with the help from you!! Thank you ever so much for being so caring, thoughtful and just an amazing Agent to have worked with! 

    Miranda & Michael
  • Marlee is top tier. Best agent out there. Extremely professional and friendly. In a time when we were stressed and overwhelmed she gave us nothing but peace of mind and understanding. I’m so grateful that we chose her to represent us. Best decision for my family and I. 10/10.

    Marwa I.
  • Marlee was the definition of professional. Always making sure I was the priority, taking texts and calls at any given time. Always looking out for my best interest. As a first time home buyer the process was very overwhelming, but Marlee made sure I was comfortable and had an understanding of everything by the end. I couldn’t recommend her enough!

    Corey C.
  • Thanks to Marlee's expertise and unwavering support, I was able to find the perfect condo that exceeded all my expectations. Instead of pushing me towards a quick sale, she took the time to truly understand my needs and preferences. Then patiently guided me through the search process, offering valuable insights and advice along the way. I can't recommend Marlee enough to anyone in search of their dream home. Thank you for making my condo-buying experience so enjoyable and smooth!

    Michael B
  • I can't thank you enough Marlee for being the most awesome, amazing real estate agent ever. Your patience has been more than outstanding with me with this being one hell of a ride. My heart belongs to you. THANK YOU!

    K.D.
  • Working with Marlee has been an outstanding experience and brings a level of integrity and professionalism that is truly unparalleled. Her knowledge and genuine passion made the entire process smooth and enjoyable. I wholeheartedly recommend Marlee in your next move and to anyone seeking a dependable real estate agent

    John C.
  • Working with Jackie has been an absolute pleasure. She was professional and outstanding customer service. She was in regular communication even when there was nothing to report. She didn’t just throw a sign on the lawn and walk away! Her slogan is correct, “it’s the transition, not the transaction “. I will and have recommended her to everyone I know if you want White Glove Service

    Ryan & Krista
  • From one Realtor to another, thank you to Jackie for your hard work and professionalism. It’s been a pleasure working with you.

    -M.A.K.
  • Working with Jackie was a great experience. Her dedication and professionalism were clear from the start. She has a strong understanding of the real estate market and genuinely cares about helping clients find the right home. The process was smooth and straightforward, thanks to her expertise. I would recommend Jackie to anyone looking for someone in your corner!

    Liz L
  • (PT 1) From the moment I interviewed Jackie to sell my mother’s home she made promises of how she was going to help us to sell the home. This was probably one of the most difficult homes to sell due to the diverse nature of the property. Right to the very beginning to end she fulfilled everything she said she would do. 

    Caroline Thornborrow
  • (PT 2) The biggest impact for my mother and myself was all the communication since day one, and her complete and forthcoming honesty about what we could expect.. I can honestly say, if you get the chance to work with her you will be in great hands, and very glad you choose her as your realtor.

    Caroline Thornborrow
  • (PT 1) Working with Marlee throughout my home selling process was genuinely one of the best decisions I could have made. From day one, she went above and beyond at every single step and made what could have been an overwhelming process feel manageable and exciting. We worked together for several months, and throughout the entire experience she was in constant communication, always keeping me updated, answering questions quickly, and making sure I felt informed and confident in every decision. 

    Alyssa B
  • (PT 2) No matter what roadblocks came up, Marlee handled them calmly and professionally, taking so much pressure and stress off of me. I always felt like she was advocating for my best interests. What stood out most was how much I trusted her. She is incredibly knowledgeable about the market, the process, and every detail that comes with buying and selling real estate. Anytime I was unsure about something, she took the time to explain it thoroughly and honestly.

    Alyssa B
  • (PT 3) I never once felt rushed or pushed into a decision. On top of helping me sell my condo, Marlee also helped me secure a rental unit during the process, which just further showed how dedicated she is to supporting her clients however she can. Having someone so proactive, resourceful, and reliable during such a busy time made a huge difference for me. Beyond her professionalism, Marlee is someone who truly cares about her clients. 

    Alyssa B
  • (PT 4) She was patient, supportive, responsive, and consistently went the extra mile to make sure everything went smoothly. I always felt like I was in good hands.I would recommend Marlee to absolutely anyone looking for a real estate agent who is knowledgeable, trustworthy, hardworking, and genuinely invested in her clients. I honestly could not have asked for a better experience.

    Alyssa B
  • I can't say enough good things about Marlee. Professional,  patient, organized and a pleasure to work with. She made things as easy as possible during a very stressful time! Also happy to say she is a friend for life. I highly recommend - R. Pawley

    R. Pawley

Step 6: Find a Real Estate Lawyer

A trusted real estate lawyer protects your legal and financialinterests throughout the transaction. Start by asking friends, family, or for recommendations.

While your lawyer handles the legal side, don’t miss opportunities on the market.

Here’s how your lawyer helps:

Review the Agreement

Ensure all terms in the Agreement of Purchase and Sale are accurate

Run a Title Search

Confirm there are no liens, unpaid taxes, or legal claims against the property

Handle Closing Costs

Calculate and pay land transfer taxes, title insurance, and prepare legal documents

Register the Property

Transfer ownership and register the property in your name with the provincial land registry

Coordinate Mortgage Funds

Work with your lender to transfer mortgage funds to the seller on closing day

Step 7: Make an Offer

Found the one? will help you craft an offer that aligns with your needs and stands out to the seller.

What’s in an Offer?
  • Purchase Price
  • Deposit (often 5% of the price, held in trust)
  • Conditions (typically home inspection, financing, and sometimes a sale of your current home)
  • Inclusions (items to remain in the home e.g., appliances, blinds, fixtures)
  • Closing Date and Irrevocable Period
Types of Offers
  • Firm Offer: This means you’re ready to buy the home as-is, with no conditions; be sure everything checks out before going this route.
  • Conditional Offer: It includes specific conditions that must be met before the deal becomes binding.

The seller may accept, reject, or send a counteroffer. Don’t worry — will negotiate the best terms on your behalf.

 

Step 8: Get a Home Inspection

Even if a home looks great on the surface, an inspection can uncover hidden issues that could cost thousands to fix later.

Tips

Attend the inspection if possible. it’s a great opportunity to ask questions, learn about the home’s condition, and pick up useful maintenance tips.

If the home doesn’t pass or you decide to keep looking, stay in the loop with our Just Listed alert. It’ll help you spot your perfect home the moment it’s available.

Step 9: Finalize Your Mortgage

Your offer has been accepted — congrats! Now it’s time to lock in your financing.

You’ll need to:

1

Agreement

Submit your signed Agreement of Purchase and Sale

2

Financial Documents

Provide your financial documents such as proof of income, tax returns, bank statements, and a void cheque

3

Mortgage Terms

Review and confirm your final mortgage terms, including the loan amount, interest rate, and amortization period

Tips

Between now and closing, avoid major financial changes like taking on new debt, changing jobs, or making large purchases. These can put your mortgage approval at risk.

Hold off on big financial decisions, but keep your home search moving. Set up a PRICE DROP alert to catch any deals that come up.

Step 10: Closing the Deal & Moving In

You’re almost home! As closing day approaches, your legal and financial team will handle the final paperwork.

Before closing, make sure you have:

  • Mortgage approval and insurance
  • Finalized legal documents and title transfer
  • Fund ready for closing costs (typically 1.5% - 4% of the purchase price)
  • Utility and services set up

Once everything is signed and processed, you'll get the keys and can officially move in. Schedule a final walk-through, book movers, and celebrate this exciting milestone!

 

Have Questions?

 

Let's Talk!

Have questions or just curious about the process? I'd love to chat and help you figure out your next step.

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