Buying a home is exciting. It can also feel like a maze of rules, forms and big numbers. This guide walks you through the exact order I follow with my buyers in Burlington and across Halton, so you know what's coming, what it costs and how to protect yourself at every step.
Whether it's your first home or your fifth, use it as a checklist. Jump to any step below, and when you're ready to talk it through, I'm a call away.
1Get clear on your why and your timeline
Before you look at a single listing, get specific about what's driving the move. More space? A shorter commute? A better school? Your first step onto the property ladder? Your "why" becomes the filter for every decision that follows.
A lease ending, a new job or a growing family all set your timeline. Work backwards from your ideal move-in date.
If you plan to stay five years or more, you have more room to stretch for the right home. Buying and selling costs are easier to absorb over time.
If you own now, decide early whether you'll buy first, sell first or line up both. See Step 7 and my seller guide.
2Know your numbers
Get a mortgage pre-approval before you start touring. It tells you what a lender will actually approve, locks in a rate for a period of time, and shows sellers you're serious.
| The basics | What to know |
|---|---|
| Minimum down payment | 5% of the first $500,000, 10% of the portion between $500,000 and $1.5 million, and 20% on homes of $1.5 million or more. |
| Mortgage default insurance | Required when you put down less than 20%. The premium is added to your mortgage. |
| Stress test | Lenders qualify you at a rate higher than your actual rate, so your approval amount may be lower than you expect. |
| Amortization | First-time buyers, and anyone buying a newly built home, can qualify for a 30-year amortization on an insured mortgage. Others are generally limited to 25 years. |
| Closing costs | Budget roughly 1.5% to 4% of the price on top of your down payment. That covers land transfer tax, legal fees, title insurance, adjustments, an inspection and moving costs. |
Try my mortgage and land transfer tax calculators to test different prices and down payments.
3Use every program you qualify for
Several government programs can put thousands of dollars back in your pocket, especially if you're a first-time buyer.
Save up to $8,000 a year (to a $40,000 lifetime limit) toward your first home. Contributions are tax-deductible and qualifying withdrawals are tax-free.
Borrow up to $60,000 from your RRSP (per person) for your first home, then repay it over time.
First-time buyers can get back up to $4,000 of Ontario land transfer tax. Burlington has no additional municipal land transfer tax.
First-time buyers of a newly built home can get up to $50,000 back: the full GST on homes up to $1 million, phasing out between $1 million and $1.5 million.
Each program has its own eligibility rules (for example, how "first-time buyer" is defined), so confirm with your lender, lawyer or accountant before you count on it.
4Choose your REALTOR® and sign a Buyer Representation Agreement
Your agent should know your target neighbourhoods, explain things clearly and have a plan for competitive situations. Interview more than one if you like, and ask how they'll help you win without overpaying.
Under Ontario's Trust in Real Estate Services Act (TRESA), a brokerage must have a written Buyer Representation Agreement with you before it helps you make an offer. The agreement spells out the services you'll receive, how long it lasts, which areas it covers and how your REALTOR® is paid. You should also receive RECO's Information and Disclosure Guide, which explains your options. Read both carefully, and ask questions before you sign.
5Build your wish list and pick your neighbourhoods
Split your list into must-haves (bedrooms, commute, school catchment, parking) and nice-to-haves (a finished basement, a pool, a newer kitchen). Things you can't change easily, like location, lot and layout, deserve more weight than things you can, like paint and flooring.
Not sure where in Burlington fits you best? Explore my Burlington neighbourhood guides, from lakeside condos downtown to family homes in Millcroft and Alton Village.
Then set up new listing alerts so you hear about the right homes as soon as they hit the market.
6Tour homes like a pro
It's easy to fall for staging and forget the fundamentals. At every showing, look past the furniture and check the things that are expensive or impossible to change.
- The big-ticket items: the age of the roof, windows, furnace, air conditioner and water heater.
- Water: stains, musty smells, grading around the house and the condition of the basement.
- The street: traffic, noise, parking and what's behind the back fence. Visit at rush hour and on a weekend.
- For condos: fees, what they include, parking and locker, and the building's rules on pets and rentals.
Take photos and notes as you go. After five showings, every kitchen starts to blur together.
7Line up your team
Reviews your agreement, searches title, handles your funds and registers the purchase. Choose one before you write an offer.
Keeps your pre-approval current and moves fast once you're firm. A broker can compare lenders for you.
Books quickly and explains findings in plain English. Look for a certified inspector with good reviews.
Your lender will need proof of insurance before closing. Get a quote as soon as you have an accepted offer.
Selling a home at the same time? Talk to your lender about bridge financing in case your closing dates don't line up perfectly.
8Know what the home is really worth
The list price is a marketing decision, not a valuation. Before you write an offer, look at recent comparable sales: similar homes, on similar streets, sold in the last few months. How long they took to sell, and whether they sold over or under asking, tells you how much negotiating room you really have.
9Write a strong offer
A strong offer isn't just about price. Sellers also weigh the deposit, the closing date and the conditions.
| Offer term | Why it matters |
|---|---|
| Price | Based on comparables, competition and how much the home is worth to you. |
| Deposit | Usually delivered within 24 hours of acceptance and held in trust. A larger deposit shows commitment. |
| Conditions | Common ones are financing, a home inspection and, for condos, a status certificate review. Each one protects you but can make your offer less attractive in a competitive situation. |
| Closing date | Matching the seller's preferred timing can win you the deal. |
| Inclusions | Appliances, light fixtures, window coverings and rental items such as a water heater should be spelled out clearly. |
In multiple-offer situations, sellers set an offer date and review all offers together. Your best strategy depends on the home, the competition and your comfort with risk. We'll decide it together.
10Firm up the deal
Once your offer is accepted, the clock starts on your conditions. Use that time well.
- Home inspection: attend it, ask questions and get quotes on any major items.
- Financing: send your lender everything it asks for right away, including the appraisal if one is needed.
- Status certificate (condos): have your lawyer review the reserve fund, any special assessments and pending lawsuits.
When every condition is satisfied, you sign a waiver or notice of fulfillment and the deal is firm.
11Get ready for closing
| To-do | What happens |
|---|---|
| Your lawyer | Needs your agreement, mortgage details and ID, and will book a signing appointment a few days before closing. |
| Your funds | The balance of your down payment and closing costs goes to your lawyer's trust account before closing. |
| Land transfer tax | Paid through your lawyer on closing, minus any first-time buyer refund. |
| Title insurance | Usually arranged by your lawyer. It protects you against issues like title fraud and some survey problems. |
| Adjustments | You reimburse the seller for any prepaid property tax or utilities. |
| Final visit | Most agreements allow a visit before closing to confirm the home's condition and inclusions. |
Book movers early, and set up utilities, internet and your change of address ahead of time.
12Closing day: get your keys
On closing day, your lawyer sends the funds, registers the transfer and confirms when the keys are released. That's usually in the afternoon, so plan your move for later in the day or the next morning.
Then take a breath and enjoy it. You did it. A few weeks after you move in, I'll check in to see how you're settling in and whether you need any trades or referrals.
Buyer FAQ
How much money do I need to buy a home?
Your down payment (at least 5% of the first $500,000) plus closing costs of roughly 1.5% to 4% of the purchase price. A pre-approval and a quick call will give you real numbers.
Do I have to sign a Buyer Representation Agreement?
Under TRESA, a brokerage must have a written agreement with you before it helps you make an offer. It sets out the services, term, area and how your REALTOR® is paid.
How long does buying a home take?
Many buyers find their home in a few weeks to a few months. Closing is usually 30 to 90 days after your offer is firm, and new construction can take longer.
Should I get a home inspection in a competitive market?
Yes, if possible. If you can't include an inspection condition, consider a pre-offer inspection so you know what you're buying.
Programs, tax rules and lending guidelines change. The figures here reflect the rules in place as of fall 2026. Always confirm the details with your mortgage specialist, lawyer or accountant before you act. This guide is general information, not legal, tax or financial advice.
Ready to start your home search?
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Keep learning: Burlington Neighbourhood Guides · 10-Step Guide to Selling · Pre-Construction 101 · Mortgage Calculators