Buying your first home?
Let's take the mystery out of it.
You don't need to know what a "subject removal" is, what closing costs really add up to, or whether now is the right time. That's what I'm here for — to walk you through it, step by step, with zero pressure.
Free Consultation · No Pressure · Step-By-Step Guidance
Sound Familiar?
If you've thought any of these, you're not alone.
Almost every first-time buyer I work with starts here. The fact that you're asking these questions just means you're paying attention.
I don't actually know what I can afford — and I'm afraid to find out.
I'm worried about making a huge financial mistake I can't undo.
I keep hearing the market is impossible — should I even bother right now?
I've never done this before. I don't even know what questions to ask.
If any of that sounds like you — let's talk it through.
Start the Conversation
Why First-Time Buyers Choose Me
Built for your first time, not your tenth.
A lot of agents are great with experienced buyers who already know the process. I'm built for the people who don't — and have no reason to.
No-Pressure Pace
We move when you're ready — not when the market panics you or another agent rushes you. Your first home is a decade-long decision. Treat it that way.
Plain-English Guidance
Subject removal, PTT exemption, completion vs. possession — I'll explain every term, every clause, every dollar. No jargon, no assumptions, no awkward "you should already know this" moments.
Vetted Network Built In
Mortgage brokers, lawyers, inspectors, contractors — pre-vetted humans I've worked with for years. You don't have to hire strangers off Google for the biggest purchase of your life.
The Journey
From "thinking about it" to keys in hand.
It's not as complicated as it looks. Here's the high-level path — we'll go through each step together when we talk.
1
Get Pre-Approved
Talk to a mortgage broker, find out what you can actually afford. Free, fast, no obligation.
2
Define What You Want
Bedrooms, neighbourhoods, must-haves, deal-breakers. Lifestyle first, listings second.
3
Tour & Make an Offer
See homes, narrow it down, write a smart offer when the right one comes along.
4
Inspect, Close, Move In
Home inspection, subject removal, lawyer signing, possession day — and you're home.
What You'll Need
The real cost of buying a home.
Most first-time buyers focus only on the down payment — then get surprised by everything else. Here are the four numbers to budget for from day one.
Cost 01
Down Payment
In Canada, the minimum is 5% on the first $500,000 of the purchase price, and 10% on the portion above that — up to $1.5M. Above $1.5M, you'll need 20% down.
Example: $800K home = $55,000 minimum down
Cost 02
Closing Costs
Legal fees, title insurance, home inspection, appraisal (if required), and Property Transfer Tax (often waived for first-timers — see below). Plan for roughly 1.5–4% of the purchase price.
Typical range: $5,000 – $20,000
Cost 03
Reserve Fund
Lenders and smart buyers like to see 3 months of mortgage payments still in the bank after closing. Cushion for life happening — repairs, job changes, anything unexpected.
Roughly: $10,000 – $20,000 in savings
Cost 04
Moving & Setup
Movers, utility hookups, basic furniture or appliances if the home doesn't come with them, and the first few months of strata fees or property taxes. Small but adds up fast.
Budget: $2,000 – $5,000
Common Questions
The questions first-time buyers actually ask.
No question is too basic. These are the ones I hear most — answered honestly.
How much do I really need for a down payment in BC?
In Canada, the minimum down payment is 5% on the first $500,000 of the purchase price and 10% on the portion above that, up to $1.5M. Above $1.5M, you'll need 20% down. So an $800,000 home requires roughly $55,000 minimum. Keep in mind: if your down payment is less than 20%, you'll also pay mortgage default insurance (CMHC), which gets added to your mortgage.
What is pre-approval and how do I get one?
Pre-approval is when a lender reviews your income, debt, and credit to tell you the maximum mortgage you'd qualify for, and locks in an interest rate for 90–120 days. It's free, takes a day or two, and gives you a real budget to shop with. I can connect you with a mortgage broker who works with multiple lenders to find you the best rate.
What's the difference between a home inspection and an appraisal?
A home inspection is a $400–$700 detailed examination of the home's condition — roof, plumbing, electrical, foundation — done by a licensed inspector to find problems before you commit. An appraisal is ordered by your lender to confirm the home is worth what you're paying. Different jobs, both important.
What are "subjects" and why do they matter?
Subjects (or conditions) are clauses in your offer that let you back out without penalty if certain things don't check out — like financing approval, satisfactory home inspection, or strata document review. They protect you while you do your due diligence. Once you "remove subjects," the deal becomes firm and binding.
Do I really need a buyer's agent if homes are listed publicly?
Yes — and it costs you nothing. The seller pays both agents' commissions out of the sale price. Without your own agent, you're negotiating against a professional who is legally obligated to get the seller the best price. A buyer's agent represents your interests, runs comparables, writes the contract, manages inspections, and handles dozens of details that can save (or cost) you tens of thousands.
What happens between accepting an offer and getting the keys?
Typically 30–90 days. You'll finalize financing, complete the home inspection, review strata documents (if applicable), and remove subjects. Then your lawyer handles title transfer, you transfer the down payment, sign final documents, and on possession day you pick up the keys. I walk you through every step.
How much do you charge me as a buyer's agent?
Nothing. As your buyer's agent, my commission is paid by the seller out of the sale price — it's already built into how real estate transactions work in BC. You get full representation, market expertise, and negotiation on your behalf at no direct cost.
Is now a good time to buy in Greater Vancouver?
The honest answer: it depends on your situation, not the headlines. Market timing matters less than buying a home you can comfortably afford in a place you want to live for 5–10 years. We'll look at your finances, your timeline, and what's actually happening in your target neighbourhoods — then decide together. No rushing, no pressure.
Got a different question? Just ask.
Ask Juliana
Free Resource
Want the full first-time buyer's guide?
I've put together a free, no-strings guide that walks through everything we just covered — and a lot more. Financing, neighbourhoods, what to ask at showings, red flags to watch for, and a step-by-step timeline.
- The complete home buying timeline (week by week)
- Mortgage prep checklist and what lenders look at
- What to actually look for during showings
- Negotiation strategy for first-time buyers
- The closing day playbook — no surprises
From First-Time Buyers
People who were once exactly where you are now.
Every one of these clients walked into their first home purchase with the same questions you're asking. Here's what they had to say.
I had no idea where to start. Juliana walked me through every single thing — pre-approval, what to look for in a strata, how to write an offer that wouldn't get crushed in a bidding war. We closed on my first condo three months later and I felt prepared the whole way.
First-Time Buyer · BurnabyWhat I appreciated most was that she never made me feel rushed or stupid for asking basic questions. She actually explained why things mattered instead of just telling me what to do. Best decision I made was reaching out before I started touring homes.
First-Time Buyer · New WestminsterI almost made an offer on a place that turned out to have serious issues. Juliana caught things I never would have noticed and steered me away. A few weeks later we found the right home — and I trust her completely.
First-Time Buyer · Coquitlam
Your First Move
Ready to figure out what you can actually afford?
The hardest part of buying your first home is taking the first step. That's the easy part for me to help with — and there's no pressure, no obligation, and no judgment about where you're starting from.
Tell Me What You're Looking ForFree consultation · No-pressure conversation · Built for first-time buyers
