Buying a home
Buying in Edmonton, step by step
Here’s what I do for you, from our first chat to the day you get your keys, and the costs worth knowing about before you start.
What’s included
Six steps to your keys
Plan your budget
We go over your price range, down payment and the costs on top, so there are no surprises later.
Get pre-approved
I help you get your paperwork ready for the lender, so you shop with a clear number.
Find the right homes
I set up a search around your must-haves and send you new listings as soon as they come up.
Tour with a sharp eye
We see homes together and I pull what matters: recent sales nearby, condo documents and the Real Property Report.
Write a strong offer
I help you set the price and conditions, then negotiate for you until we have a deal you’re happy with.
Conditions to keys
Inspection, financing, your lawyer and possession day. I keep every deadline on track and keep you posted.
How I’m paid
Everything in writing
Before we start, I’ll go through RECA’s Consumer Relationships Guide with you. It explains the difference between being a client, with full representation, and a customer, with more limited service.
Then we sign a written agreement that sets out my services, my fee and how long it lasts. Fees are negotiable, so ask me anything.
Questions worth asking any agent
- Will I be your client or your customer?
- What exactly will you do for me?
- How are you paid, and who pays you?
- How long does our agreement last, and how can it end?
Costs to plan for
Beyond the down payment
Alberta has no land transfer tax, so closing costs here are lower than in many provinces. They still add up, so plan for them from day one.
Down payment
At least 5% of the first $500,000, plus 10% of the part between $500,000 and $1.5 million. Homes at $1.5 million or more need 20% down.
Mortgage insurance
With less than 20% down, the lender adds a one-time premium of 2.80% to 4.00% of the mortgage, plus 0.20% on a 30-year amortization. It’s added to the loan, not paid in cash.
Land Titles fees
$50 plus $5 for every $5,000 of the price, and the same formula again on the mortgage. On a $450,000 home that’s $500 for the transfer.
Lawyer
Every purchase closes through a real estate lawyer. Fees and disbursements are often $1,200–$2,000+.
Inspection and title insurance
A home inspection is often $300–$600+. Title insurance, which most lenders want, is often $250–$400+.
Adjustments
If the seller prepaid property tax or condo fees, you pay back your share from possession day. The amount depends on the date.
Lenders want to see your closing costs covered by your own savings, on top of the down payment. Set that money aside before you start shopping.
Figures as of October 2026 and can change. Ranges with a “+” are estimates. Confirm current details with your lender and lawyer before you act. Not financial advice: speak with your mortgage professional or accountant.
First-time buyers
Four federal tools that can stack
FHSA
Save up to $8,000 a year, $40,000 in total. Qualifying withdrawals for your first home are tax-free.
Home Buyers’ Plan
Take up to $60,000 from your RRSP for your first home, and pay it back over 15 years.
GST rebate
Up to $50,000 back on an eligible brand-new home. How it works
30-year mortgage
First-time buyers can stretch an insured mortgage to 30 years, which lowers the monthly payment.
Each program has its own rules. Check your eligibility with the CRA and your lender before you count on it.
Ready to start looking?
Tell me what you’re after and I’ll help you plan the numbers first.