Ready to start the process?
Let's take the mystery out of it.
You've seen the whole map. Now the easy part — tell me a bit about what you're looking for, and we'll figure out where you actually are on the journey and what comes next.
Free Consultation · No Pressure · Step-By-Step Guidance
The Whole Journey
Seven steps from first call to keys in hand.
Here's the path at a glance. Scroll down for the full detail on each step — what happens, what you do, what I do, and how long it takes.
1
Day 1–3
Step One
Get pre-approved.
Before you tour a single home, you need to know what you can actually afford. Pre-approval is when a lender reviews your income, debt, and credit, then tells you the maximum mortgage you'd qualify for and locks in an interest rate for 90–120 days.
This is free, takes 1–3 days, and gives you a real budget instead of a guess. It also tells sellers you're a serious buyer when you eventually write an offer — which matters a lot in competitive situations.
I'll connect you with a mortgage broker who works with multiple lenders. They shop the market for you and usually find a better rate than walking into your bank.
What You Do
- Pull together income docs (T4s, pay stubs, NOAs)
- Have a rough sense of your savings and debts
- Talk to the mortgage broker I refer
- Get your pre-approval letter and rate hold
What I Do
- Connect you with a trusted mortgage broker
- Help you understand what the numbers mean
- Talk through realistic price ranges with you
- Map out closing costs for your budget
2
Week 1
Step Two
Define what you actually want.
Most buyers start with a vague list of bedrooms and bathrooms. The clients who end up happy in their homes start with a lifestyle conversation first — how you want to spend your weekends, your commute tolerance, what's a hard no, what you'd flex on.
We'll sit down (in person or on a call) and work through what really matters. Then we translate it into search criteria: neighbourhoods, property types, must-haves, deal-breakers, and a realistic price range based on your pre-approval.
This conversation saves weeks of looking at the wrong homes. It also keeps you anchored when emotions take over later (because they will).
What You Do
- Think about lifestyle, not just square footage
- List must-haves and absolute deal-breakers
- Be honest about what you'd flex on
- Discuss timing — when do you need to move?
What I Do
- Walk you through a needs/wants conversation
- Set up custom MLS alerts for matching homes
- Share neighbourhood insight on your shortlist
- Reality-check what your budget gets you today
3
Week 2–12
Step Three
Search and tour homes.
This is the part most people picture when they think about buying a home — the touring. New listings hit the market, we look at them online together, narrow the list, and book showings for the ones worth seeing in person.
I'll typically tour 5–10 homes with a buyer before they find the right one. Some find it on the first weekend; others take 2–3 months. There's no right pace — only the pace that fits your life and your standards.
What I'm doing during showings is different from what you're doing. You're getting the feel of the place. I'm checking the building, the layout, the comparables on the street, and any red flags — strata health, age of systems, recent permit work — that won't show up in the listing photos.
What You Do
- Review listings I send and shortlist the ones you like
- Show up to tours with an open mind
- Trust your gut on layout, light, neighbourhood feel
- Share honest feedback after each showing
What I Do
- Filter new listings and surface the best matches
- Book showings and handle scheduling
- Spot building or structural red flags on tour
- Run quick comparables on anything you're serious about
4
1–3 Days
Step Four
Write a smart offer.
You found the one. Now we move quickly — but not recklessly. Writing an offer is part math, part strategy, part psychology. The number on the page is just one piece of it; the subjects, the deposit, the dates, and how the offer is presented all matter just as much.
I'll pull comparable sales for the past 90 days, look at active competing listings, and figure out where the realistic value sits. Then we talk strategy: are we trying to win against other offers, or buy with leverage? That answer changes how we structure everything.
Once you're comfortable with the offer, I write it up, present it to the listing agent, and negotiate on your behalf. You'll usually have an answer within 24 hours.
What You Do
- Confirm the price you're comfortable with
- Decide on possession date and deposit amount
- Review the offer carefully before signing
- Stay patient through the back-and-forth
What I Do
- Run comparables and recommend a strategic price
- Draft the contract, subjects, and terms
- Present the offer and handle all negotiation
- Walk you through every counter and what it means
5
5–14 Days
Step Five
Subject removal & due diligence.
Your offer is accepted — congratulations. But the deal isn't binding yet. You typically have 5–14 days to remove "subjects" (also called conditions). These are the clauses that let you back out without penalty if something doesn't check out.
The big three subjects are: financing approval (your lender confirms they'll actually fund the mortgage), home inspection (a licensed inspector reviews the property), and document review (strata minutes, financial statements, depreciation report — if applicable).
If everything checks out, you remove subjects in writing, your deposit becomes non-refundable, and the deal is firm. If something serious turns up, we either renegotiate, ask for repairs, or walk away. This is the most important week of the whole process.
What You Do
- Attend the home inspection in person
- Send remaining docs to your mortgage broker
- Read the strata package (I'll help)
- Decide whether to remove subjects or walk away
What I Do
- Book the inspector and attend with you
- Coordinate with your mortgage broker and lender
- Review strata documents for red flags
- Negotiate repairs or price reduction if needed
6
30–60 Days After Acceptance
Step Six
Sign with the lawyer.
Between subject removal and possession day, your lawyer (or notary) handles the legal side. They conduct a title search, confirm there are no liens or surprises, prepare the closing documents, and coordinate the transfer of funds with your lender.
About a week before possession, you'll meet with the lawyer to sign the mortgage documents, the statement of adjustments (the final dollar math), and the transfer of title. You'll also bring the balance of your down payment, closing costs, and Property Transfer Tax (if it applies to you).
I'll refer you to a lawyer I trust, but you're free to use anyone you like. Either way, I stay in the loop and make sure nothing falls through the cracks between your lawyer, your lender, and the seller's side.
What You Do
- Choose a lawyer (or use my referral)
- Submit the down payment balance via certified funds
- Bring two pieces of ID to the signing appointment
- Sign mortgage and title transfer documents
What I Do
- Send the offer and all paperwork to your lawyer
- Coordinate with the seller's agent and lawyer
- Keep the timeline on track and flag any issues
- Confirm everything is ready for possession day
7
Possession Day
Step Seven
Pick up the keys.
This is the day you've been working toward. On the morning of possession day, your lawyer transfers funds to the seller's lawyer, the title officially registers in your name at the Land Title Office, and the keys are released.
A quick clarification on the dates: completion day is the legal closing — the day title transfers and money moves. Possession day is when you actually get the keys, usually the next business day. Most contracts make these one to two days apart.
I'll meet you at the property to do a final walk-through and hand you the keys personally. We'll check that everything is in the condition we agreed to, that the appliances and inclusions are there, and that nothing was damaged during the move-out.
What You Do
- Confirm utility transfers (BC Hydro, gas, internet)
- Update your address with employers, banks, services
- Schedule movers for possession day or after
- Set up home insurance — required before completion
What I Do
- Confirm the transfer of funds and title registration
- Pick up the keys from the listing agent
- Meet you at the property for a final walk-through
- Hand you the keys and stay available afterward
Common Pitfalls
What I see go wrong most often.
Knowing the traps before you step into them is half the battle. Here are the mistakes I see buyers make most — and how we'll avoid them together.
Pitfall 01
Skipping pre-approval
Falling in love with a home you can't actually afford is the most painful version of this process. Pre-approval first, touring second.
Pitfall 02
Letting emotions drive the offer
You bid against your own feelings, not the market. We'll anchor to comparable sales and walk away from anything that doesn't make sense — even your favourite.
Pitfall 03
Skipping the home inspection
In a bidding war, buyers sometimes drop the inspection subject to "win." Don't. A $500 inspection has caught $50,000 problems for my clients more than once.
Pitfall 04
Underestimating closing costs
Most first-time buyers budget the down payment and forget the legal fees, inspection, PTT, and reserve. Plan for 1.5–4% on top of the price.
Pitfall 05
Not reading strata documents
Strata minutes, financials, and depreciation reports tell you everything about a building's health. Skip them and you can inherit someone else's lawsuit, leak, or special levy.
Pitfall 06
Changing your financial picture mid-deal
Don't buy a car, change jobs, or run up credit between subject removal and completion. Lenders re-verify before closing and any change can blow up your financing.
Cheat Sheet
The whole timeline at a glance.
Save this — it's the entire process distilled to one table. From first call to keys in hand, here's roughly how long each step takes.
| Step | Duration | Cumulative Time |
|---|---|---|
| Step 1Pre-Approval | 1–3 days | Day 1–3 |
| Step 2Define What You Want | 2–5 days | Week 1 |
| Step 3Search & Tour Homes | 2–12 weeks | Week 2–12 |
| Step 4Write & Negotiate Offer | 1–3 days | +1 week |
| Step 5Subject Removal | 5–14 days | +2 weeks |
| Step 6Lawyer Signing | 30–60 days after acceptance | Day 60–90 |
| Step 7Possession Day | 1 day | Move-in day |
Typical timelines for an average transaction in Greater Vancouver. Custom or quick-close situations vary — we'll map yours specifically.
Common Questions
Process questions, answered.
The procedural questions buyers ask me most often — what happens, when, and what to do if things don't go to plan.
How long does the whole home buying process really take?
From pre-approval to keys in hand, most buyers take 6–14 weeks. Pre-approval is 1–3 days, searching can take 2–12 weeks depending on the market and your specifics, and once an offer is accepted, the path to possession is typically 30–60 days. Some buyers move much faster, others much slower. There's no right pace.
Can I back out of a deal after my offer is accepted?
Yes, as long as you're still in the subject removal period (typically 5–14 days after acceptance). During this window you can walk away without penalty if financing, inspection, or document review reveals problems. Once subjects are removed in writing, the deal becomes firm and binding, and walking away will cost you your deposit and potentially expose you to a lawsuit.
What if my financing falls through after subject removal?
This is why pre-approval matters and why you should never make financial changes between subject removal and completion. If financing falls through after subjects are removed, you've breached contract — your deposit is at risk and the seller can sue for damages. Stay employed, don't take on new debt, and keep your file boring until completion day.
What's the difference between completion day and possession day?
Completion day is the legal closing — when title transfers from seller to buyer and funds change hands at the Land Title Office. Possession day is when you actually get the keys. Most contracts schedule these one or two business days apart, so the seller has time to move out. Your contract will specify both dates.
Do I need a lawyer or a notary to close on a home in BC?
Either works for a typical residential purchase in BC. Both are licensed to handle the legal transfer. A lawyer can also represent you if anything becomes contentious or legally complicated; a notary cannot. For most straightforward purchases, a notary costs slightly less. I'll refer either based on your situation.
What happens at the home inspection?
A licensed inspector spends 2–3 hours examining the home's roof, foundation, plumbing, electrical, HVAC, windows, and any visible signs of water damage, mould, or pest issues. They give you a detailed written report afterward. You should attend in person — it's the best chance to ask questions and actually understand what you're buying. Cost is typically $400–$700.
Can I make changes to the contract after signing?
Once both parties have signed, the contract is binding — but it can be amended if both parties agree in writing. Common amendments include changing the closing date, adding or removing inclusions, or adjusting the price after subject removal findings. Verbal agreements don't count — everything must be documented and signed.
What happens if there's a competing offer on the home I want?
Multiple offer situations are common in Greater Vancouver. The listing agent sets an offer presentation date, all buyers submit sealed offers, and the seller picks the best one. Best is not always the highest price — clean offers with strong deposits, shorter subject periods, and flexible dates often win over higher offers with more conditions. We'll strategize what makes your offer stand out without overpaying.
Got a different question? Just ask.
Ask Juliana
Your Next Step
Ready to start the process?
You've seen the whole map. Now the easy part — tell me a bit about what you're looking for, and we'll figure out where you actually are on the journey and what comes next.
Tell Me What You're Looking ForFree consultation · No pressure · Step-by-step guidance
