Fall for the house. Know what you're getting into.
The right home is more than good light and a great kitchen. It's the street, the numbers and the school run. I'll tell you what's wrong with a place before you fall for it.
You don't need to love every house. You need one that works for your life long after move-in, and someone honest enough to say when a place isn't it.
First homeMoving upRightsizingNew to Canada
You can love the house and still ask hard questions.
How it goes
Seven stepsto keys in hand.
01
Coffee first
An hour or so on where you need to be, what you want to spend and what you can live without. Your life first, then the budget.
02
Money in order
Pre-approval before the first showing, lenders I trust, and closing costs mapped so nothing surprises you.
03
The real wishlist
Must-haves, deal-breakers and the absolutely-nots: street, schools, commute, home type.
04
The honest tour
In person or on video with my running commentary. I point out the cracks, and look past what's online.
05
Offer strategy
We write a practice offer before you find the one, so offer night is never your first time. Then recent sales, what the seller cares about, firm or conditional.
06
Conditions to closing
Inspection, financing, lawyer, status certificate. I track every deadline and get you back in before closing.
07
After the keys
My trades list, a yearly value check, and a text back whenever you need one.
Max refund for eligible first-time buyers. Neither you nor your spouse can have owned a home anywhere.
$4,475
Toronto land transfer tax rebate
On top of the Ontario refund, for eligible first-time buyers in the city.
$40,000
First Home Savings Account
$8,000 a year, $40,000 lifetime. Deductible going in, tax-free coming out for a first home.
$60,000
RRSP Home Buyers' Plan
Borrow from your RRSP for a first home. You can use it together with your FHSA.
Figures as of October 2026. Eligibility rules apply and programs change; your lawyer and lender confirm what you qualify for.
Do the math
What will itactually cost?
Play with the price, down payment and rate to see your monthly payment, then check both land transfer taxes. Toronto buyers pay two.
Monthly payment—
Down payment—
Mortgage insurance—
Total mortgage—
Total land transfer tax—
Ontario—
Toronto—
First-time buyer rebates—
Estimates only, as of October 2026. Mortgage uses Canadian semi-annual compounding; insurance applies under 20% down on homes under $1.5M. Your lender, lawyer and the stress test have the final word.
Going firm can win a house. It should never be a guess.
Offer night
Offer night,handled.
Where the deal gets made
Toronto offers have their own rules of play. Some sellers hold an offer date, some take offers any time, and some buyers try to jump the line with a bully offer. Each calls for a different move.
I'm a Certified Negotiation Expert, and this is where it matters. We decide ahead of time when to go firm, when to keep a condition, how big the deposit should be and where your walk-away number is. Then I negotiate like it's my money.
01A pre-inspection or careful walkthrough before offer night
02For condos, the status certificate reviewed by your lawyer
03Financing confirmed, not just pre-approved
04A walk-away number agreed before the night starts
Both ways
A good searchgoes both ways.
What you get from me: straight answers, fast updates, and the nerve to tell you to pass on a house when a better one is coming. Plus early word on homes other agents are about to list.
What I ask from you: honest, regular back-and-forth. Treat the search like a part-time job for a few months. Tell me the moment something feels off, and we'll fix it.
01Showings booked around your week
02A practice offer before the real one
03Pre-market and off-MLS® homes when they come up
04Help after closing: trades, warranty, a yearly value check
Moving here
New to Toronto?Start here.
The Distillery, January
Pick the life, then the house. Toronto is a hundred small towns. Commute, walkability, schools and green space shape your days more than square footage, so we match the neighbourhood first.
Not sure yet? Rent for six to twelve months, learn the city, then buy with confidence. Already sure? We can shortlist and tour on video before you land.
01Neighbourhood shortlist built around your commute and your weekends
02Live video tours and street walk-throughs from anywhere
03Intros to lawyers, lenders, movers and accountants I trust
04Rent first or buy now, decided on your timeline, not mine
Both at once
Buying and sellingat the same time?
Sell first and you know exactly what you can spend. Buy first and you lock in the place you love, but you may need bridge financing and a firm deadline to sell.
Most of the time, I line up both closings within days of each other, so you only move once.
Before we start, we sign a buyer representation agreement that spells it out. In most purchases the buyer's agent is paid from the commission on the sale, and I walk you through every line before you sign.
How much do I need for a down payment?
5% on the first $500,000, 10% on the part between $500,000 and $1.5M, and 20% on homes $1.5M and up. Under 20% down, you pay mortgage insurance, usually added to the mortgage.
How much do I need saved?
Your down payment plus closing costs, usually 1.5% to 4% of the price: land transfer tax (two of them in Toronto), legal fees, title insurance and adjustments. We build your real number in the first meeting.
What does the stress test mean for me?
Lenders qualify you at your mortgage rate plus 2%, or 5.25%, whichever is higher. It shrinks your budget a little, so get pre-approved before you fall for anything.
When is the best time to buy?
Spring and fall bring the most listings and the most competition. Winter is quieter, with more room to negotiate. Summer suits families moving between school years.
Can I use my FHSA and RRSP for the same home?
Yes. A qualifying FHSA withdrawal and a Home Buyers' Plan withdrawal can go toward the same purchase.
What's a status certificate?
The condo corporation's file on the unit and building: reserve fund, lawsuits, special assessments. Up to $100, delivered within 10 days. Your lawyer should review it, usually as a condition.
Can I see homes before they hit MLS®?
Sometimes. Agents talk about upcoming listings before they go live, and I'm in those conversations. When something fits, you hear about it first.
I'm new to Canada. Can I buy?
Citizens and permanent residents buy like anyone else. Until January 1, 2027, federal rules stop most non-Canadians from buying homes here, with exceptions such as some work-permit holders. Eligible foreign buyers also pay Ontario's 25% speculation tax plus Toronto's 10%. We check your status first.
First place, the family home, more space, or just figuring out what's next. You don't need it all mapped out. Tell me what's on your mind and we'll start there.
Come behindthe scenes.
Open houses, new listings, neighbourhood finds and the odd round of golf.
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