Thinking of buying a house, condo or plex 🏡? Follow this step-by-step roadmap — from the first call for a mortgage pre-approval all the way to receiving the keys at the notary’s office — packed with practical advice, common mistakes and useful resources. My take: always start with pre-approval to avoid disappointment, be taken seriously in negotiations and know your true budget 💡.
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Buyer’s guide (tools & resources) •
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Express checklist of the 12 steps 🔎
- Mortgage pre-approval (clear budget, rate, down payment, file validation).
- Define your profile: sectors, property type, must-haves vs. nice-to-haves.
- Search & visits: alerts, sorting, efficient planning.
- Comparable analysis: avoid overpaying 💸.
- Offer strategy: single vs. multiple offers; leverage options.
- Offer to purchase: price, deadlines, inclusions/exclusions, required docs.
- Conditions: financing, inspection, doc verification.
- Home inspection 🧰: scope, limits, decisions.
- Final approval: lender, mortgage insurance if needed, liquidity.
- Notary: title search, deed of sale, disbursements.
- Occupancy: meter readings, insurance, keys 🔑.
- After purchase: maintenance, warranties, financial organization.
1) Mortgage pre-approval: the foundation for avoiding disappointment 💙
Before any search, secure a pre-approval. Why?
- Budget clarity: know your maximum amount and monthly payment.
- Credibility: sellers and brokers take you seriously, especially in multiple offers.
- Fast decisions: you can submit an offer the moment the right property pops up ⏱️.
- No heartbreaks: you avoid visiting homes outside your price range.
Discuss rates, amortization, loan type, down payment, debt ratio and plan for closing costs (notary, tax adjustments, inspection, etc.).
2) Buyer profile: needs, area & budget 🎯
Together we clarify:
- Areas (e.g., North Shore, Laurentians, Saint-Jérôme, Mirabel…)
- Type: single-family, condo, plex (duplex, triplex), cottage
- Must-haves: bedrooms, lot size, garage, schools, transit
- Nice-to-haves: private yard, renovation, specific neighbourhood
- Budget: firm ceiling + cushion for related costs
Outcome: a realistic requirements brief to spot good opportunities fast.
3) Search & visits: efficiency and method 🗺️
I set up targeted alerts and a visit cadence that suits your schedule. My role:
- Filter listings and avoid traps.
- Arrange grouped visits for efficiency.
- Highlight red flags: roof age, foundation, electrical, drains, etc.
4) Comparable analysis & market value 💹
Before submitting an offer, we analyze comparables (recent similar sales), local market conditions, demand by area and the property’s condition. Objective: pay the right price, not a dollar more.
Useful reference: 12-step guide (Centris).
5) Offer strategy: single or multiple offers ⚔️
Depending on the context, we adapt strategy:
- Hot market: solid deposit, tight but realistic deadlines, flexibility on occupancy.
- Balanced market: room to negotiate, full conditions.
- Multiple offers: avoid overpaying by sticking to comparables and your pre-approved limit. There will always be another property if this one isn’t right: stay disciplined 🙏.
6) Drafting the offer to purchase ✍️
Your offer to purchase details:
- Offered price & deposit in trust
- Deadlines: fulfilment of conditions (financing, inspection), occupancy
- Inclusions / exclusions (fixtures, appliances, curtains…)
- Documents to obtain: seller’s declaration, certificate of location, tax bills, etc.
I present and “sell” your offer with the right arguments, at the right moment ⏳.
7) Conditions, deadlines & documents 📅
Once the offer is accepted, we move to the conditions stage:
- Financing: send file to lender, appraisal if needed.
- Home inspection: scheduled quickly with a qualified inspector.
- Document review: SD, certificates, servitudes, septic/well compliance where applicable.
| Condition / Document | Typical deadline |
|---|---|
| Financing (final approval) | 7–10 business days after acceptance |
| Home inspection | 5–7 days after acceptance |
| Valid certificate of location | Before signing at the notary |
Official resource: Buyer’s guide (OACIQ).
8) Home inspection 🧪
The inspection identifies visible defects and risks in the short/medium term. We assess the scope of repairs, negotiate if needed or proceed as-is if acceptable. An inspection isn’t a guarantee, but a decision-making tool.
More info: Pre-purchase inspection (Éducaloi).
9) Final approval & down payment 💳
The lender confirms final approval, sometimes after a property appraisal. Prepare proof of down payment and capacity (bank statements, employment verification). If mortgage insurance is required, it is finalized now.
10) Signing at the notary 🖋️
The notary performs the title search, prepares the deed of sale, mortgage deed and processes disbursements (payment to seller, tax adjustments, etc.). You usually choose your notary. We ensure all needed documents arrive on time.
11) Key handover & occupancy 🔑
On the agreed date, you take possession! Think of:
- Your insurance active from the occupancy date
- Meter readings (electricity, gas)
- Address change and utilities setup
12) After the purchase: maintenance, warranties & organization 🛠️📦
Plan maintenance (roof, drain, heating), keep all receipts, and maintain an emergency fund for surprises. That’s the best way to protect your investment’s value.
Special cases: condo, plex, rural, new build 🧭
Condo (divided co-ownership) 🏢
- Request: meeting minutes, financial statements, reserve fund, maintenance log, insurance, building by-laws, common charges.
- Check: major works planned (roof, membrane, garages), ongoing lawsuits, fee levels.
- Undivided condo: indivision agreement and lender requirements (often higher down payment).
Income property (plex) 🏘️
- Analyze: leases, real income/expenses, vacancy rate, unit condition.
- Verify: code compliance, electrical/plumbing, ROI potential.
- Anticipate: legal implications (recoveries, evictions), municipal rules.
Cottage / rural sector 🌲
- Check: septic system compliance, water quality (well), winter access, private roads, rights-of-way.
- Investigate: shoreline protection, flood zones, environmental regulations.
New construction 🆕
- Contract with builder, warranty (GCR), delivery schedule, late penalties.
- Pre-delivery inspection, deficiency list and follow-up.
Top 10 mistakes to avoid ❌
- Visiting without a pre-approval.
- Mixing up infatuation and market value.
- Skipping the inspection to “save time”.
- Mis-ranking criteria (must-haves vs. nice-to-haves).
- Forgetting closing costs and moving expenses.
- Neglecting documents (SD, certificate, servitudes).
- Overbidding in multiple offers out of emotion.
- Accepting unrealistic deadlines.
- Not budgeting a buffer for early repairs.
- Going without professional support in a complex process.
More: OACIQ buyer guide.
Buyer FAQ 🙋♀️🙋♂️
Do I really need to start with pre-approval?
Yes. Without a pre-approval you could fall for a home beyond your means or waste precious time (and opportunities). In competition, it makes your offer credible.
Is inspection mandatory?
It is highly recommended. It evaluates condition and risks. Read this: Pre-purchase inspection (Éducaloi).
Who chooses the notary?
Usually the buyer chooses. The notary is key to legal security.
How long to meet conditions?
Typical practice: 5–7 days for inspection and 7–10 business days for financing, depending on complexity.
How to prepare for multiple offers?
Set a firm ceiling (based on pre-approval & comparables), offer tight but realistic deadlines, and polish the presentation. Be ready to walk away if price exceeds value.
Can I buy without a broker?
Yes, but you lose market analysis, negotiation expertise and document handling. See: Why buy with a broker.
Where can I find an official buyer guide?
Check the OACIQ buyer guide and this 12-step guide (Centris).
👉 Buyer’s guide • Contact me
