The Complete Home Buyer Checklist

Buying your first home is exciting, but it can also feel overwhelming when you’re trying to navigate mortgages, showings, offers, inspections, deposits, and closing costs.

Whether you’re purchasing a home in Ottawa, Orléans, Rockland, Clarence-Rockland, Russell, Embrun, Casselman, or anywhere in Eastern Ontario, having a clear roadmap can make the process significantly less stressful.

This complete first-time home buyer checklist will walk you through every stage of the journey, from preparing to buy to receiving the keys to your new home.

Home Buyer Checklist

Eye-level view of a charming Ottawa neighbourhood street with houses and trees

Step 1: Get Financially Prepared

Before you start browsing listings online, it’s important to understand your financial position.

Your Home Buying Preparation Checklist:

✔ Review your income and monthly expenses

✔ Check your credit score

✔ Save for your down payment

✔ Budget for closing costs

✔ Avoid taking on new debt before purchasing

✔ Gather financial documents for mortgage approval

Most buyers should also obtain a mortgage pre-approval before beginning their home search. A pre-approval helps establish a realistic budget and demonstrates to sellers that you’re a serious buyer.

Step 2: Define Your Wants vs. Needs

One of the biggest mistakes first-time buyers make is searching without a clear plan.

Before touring homes, create two lists:

Must-Haves

• Number of bedrooms

• Number of bathrooms

• Desired neighbourhood

• School districts

• Commute requirements

• Garage or parking needs

Nice-to-Haves

• Finished basement

• Swimming pool

• Home office

• Large backyard

• Updated kitchen

• Walk-in closet

Understanding your priorities helps narrow your search and prevents decision fatigue.

Step 3: Start Viewing Properties

Once you’ve established your budget and criteria, it’s time to begin viewing homes.

What Buyers Should Know About Showings

Many sellers prefer advance notice before showings. Occupied homes often require at least 24 hours’ notice, while vacant properties may be available on shorter notice.

When viewing multiple properties in one day, your REALTOR® can create an efficient showing schedule to maximize your time.

Tips for Home Showings:

✔ Wear shoes that are easy to remove

✔ Bring a notebook or use your phone to take notes

✔ Ask questions through your REALTOR®

✔ Compare homes objectively

✔ Pay attention to the property’s condition beyond cosmetic finishes

Step 4: Evaluate More Than Appearance

It’s easy to fall in love with beautiful staging or trendy décor.

However, successful home buyers focus on:

• Roof condition

• Windows and doors

• Heating systems

• Foundation condition

• Plumbing

• Electrical systems

• Water and septic systems (for rural properties)

• Future maintenance requirements

Remember: paint colours can be changed. Structural issues are far more expensive.

Step 5: Submitting an Offer

After finding the right property, you’ll submit an Agreement of Purchase and Sale (APS).

An offer typically includes:

• Offer Price

• Deposit Amount

• Closing Date

• Inclusions

• Exclusions

• Conditions (Financing, Inspection, etc.)

Every offer should be tailored to both the property and current market conditions.

A strategy that works in a seller’s market may not be appropriate in a balanced or buyer’s market.

An experienced REALTOR® will help you evaluate comparable sales, determine fair market value, and develop a competitive offer strategy.

High angle view of a family unpacking boxes in their new Ottawa home

Step 6: Understanding Negotiations

After submitting your offer, one of three things generally happens:

1. The Offer Is Accepted

Congratulations! The transaction moves forward.

2. The Offer Is Rejected

You may choose to continue searching or submit another offer.

3. The Seller Counters

Counteroffers are common and may involve:

• Price adjustments

• Different closing dates

• Changes to conditions

• Modified inclusions or exclusions

Negotiations can involve multiple rounds before both parties reach an agreement.

Step 7: Providing the Deposit

Once your offer is accepted, buyers are typically required to provide a deposit within 24 hours.

The deposit is usually around 2% of the purchase price, although this can vary depending on the transaction and market conditions.

Deposits can generally be provided through:

• Cheque

• Bank draft

• Wire transfer

The deposit demonstrates your commitment to purchasing the property and is typically held in trust until closing.

At closing, the deposit is applied toward your down payment and purchase price.

Step 8: Fulfilling and Removing Conditions

Many first-time buyers include conditions in their offer to protect themselves.

Common conditions include:

Financing Condition

Allows time to secure final mortgage approval.

Home Inspection Condition

Allows a professional inspector to evaluate the property.

Well and Water Testing Condition

Common for rural properties.

Septic Inspection Condition

Important for homes serviced by septic systems.

During this period, buyers conduct due diligence and determine whether they’re comfortable proceeding with the purchase.

If all conditions are satisfied, a waiver or fulfillment document is signed, making the agreement firm and binding.

If a major issue is discovered and cannot be resolved, buyers may be able to terminate the agreement and recover their deposit, depending on the terms of the contract.

Step 9: Schedule a Professional Home Inspection

A home inspection is one of the most valuable investments a buyer can make.

The goal isn’t to find a perfect home.

The goal is to identify major deficiencies that could result in costly repairs.

Typical Inspection Costs

• Building Inspection: Approximately $600

• Septic Inspection: Approximately $600

• Well and Water Quality Inspection: Approximately $650

Most inspections take between 2 and 3 hours and provide a detailed written report.

It’s important to understand that inspectors do not assign a “pass” or “fail” grade. Instead, they provide information that helps buyers make informed decisions. If you decide to work with us, we can connect you with reliable inspectors we have partnered with for many years.

Step 10: Budget for Closing Costs

Many first-time buyers focus entirely on their down payment and forget about closing costs.

Closing costs are additional expenses due before or on closing day.

Lawyer Fees and Disbursements

Ontario real estate transactions require legal representation.

Your lawyer will:

• Review the Agreement of Purchase and Sale

• Conduct title searches

• Review adjustments

• Prepare transfer documents

• Coordinate the closing process

Many buyers should budget approximately $2,300 for legal fees and disbursements, although costs vary by transaction.

Land Transfer Tax

Ontario buyers are required to pay Land Transfer Tax.

Fortunately, eligible first-time home buyers may qualify for rebates that can significantly reduce this expense.

Home Insurance

Mortgage lenders require proof of home insurance before funding your mortgage.

Insurance costs vary depending on:

• Property type

• Location

• Coverage levels

• Claims history

Other Potential Costs

• Utility setup fees

• Moving expenses

• Storage costs

• Survey fees (if required)

• Immediate repairs or maintenance

A good rule of thumb is to budget 1.5% to 4% of the purchase price for closing-related expenses.

Step 11: Prepare for Closing Day

As closing approaches:

✔ Finalize mortgage documents

✔ Arrange home insurance

✔ Transfer utilities

✔ Confirm funds with your lawyer

✔ Schedule movers

✔ Complete your final walkthrough (if applicable)

Your lawyer will coordinate with the seller’s lawyer to transfer ownership and funds.

Step 12: Get Your Keys

The day has finally arrived.

Once funds have been transferred and ownership officially changes hands, your lawyer will notify you that the transaction has closed and your keys are ready for pickup.

Before moving in, many homeowners choose to:

• Change the locks

• Update security codes

• Locate utility shutoffs

• Create a home maintenance schedule

Congratulations—you are officially a homeowner.

Ready to Buy Your First Home?

The home-buying process doesn’t have to be overwhelming when you have the right guidance.

At Dicaire Homes, we help buyers throughout Ottawa, Orléans, Clarence-Rockland, Russell, Embrun, Casselman, and surrounding communities navigate every step of the process with confidence.

Whether you’re preparing to buy your first home or looking for expert advice on today’s market, our team is here to help.

Contact us today to start your home-buying journey.