Clear answers for
informed decisions.

Buying a home in Greater Vancouver

A calm, well-sequenced process protects you from rushed decisions. Here is how we typically work together:

1. Consultation. We talk through lifestyle, location, budget, timing and must-haves versus nice-to-haves.
2. Financing. A mortgage pre-approval with a broker or lender confirms your comfortable range and locks a rate hold.
3. Search. You receive new MLS® listings that match your brief as they come to market, and we view the ones worth your time.
4. Due diligence. Comparable sales, strata documents, title, inspections, permits and any factors that may affect value or livability.
5. Offer & negotiation. Price, subjects, dates and deposit are structured around your goals and the competitive situation.
6. Subject removal to completion. Your lawyer or notary, lender and I coordinate the paperwork through completion and possession.

Selling your home with strategy

A successful sale is prepared long before the listing goes live:

1. Evaluation. A written opinion of value from recent comparable sales, current competition and your home's qualities.
2. Preparation. Prioritized repairs, decluttering and staging that improve presentation without over-spending.
3. Presentation. Professional photography, video, floor plans and a marketing plan tailored to your home's likely buyers.
4. Launch. MLS®, REALTOR.ca, brokerage network, social media and targeted digital exposure timed for maximum impact.
5. Offers. Each offer is reviewed in detail—price, subjects, dates and buyer strength—before we negotiate.
6. Completion. Coordinated with your lawyer or notary so moving day is the only thing left to think about.

What buyers should budget beyond the price

• BC Property Transfer Tax — 1% on the first $200,000, 2% from $200,000 to $2,000,000, 3% above $2,000,000, plus a further 2% on the residential portion above $3,000,000. Exemptions or reductions may apply to qualifying first-time buyers and newly built homes; confirm current thresholds with your lawyer or at gov.bc.ca.
• GST — 5% applies to newly built or substantially renovated homes (partial rebates may apply); resale homes are generally exempt.
• Legal / notary fees and disbursements, title insurance, and property tax and utility adjustments.
• Inspection, appraisal and survey fees, where applicable.
• Mortgage default insurance (CMHC, Sagen or Canada Guaranty) when the down payment is under 20%; the premium is usually added to the mortgage.
• Strata move-in fees and, for some strata properties, a Form B and depreciation report review.

Figures are general guidance only and change over time. Your lawyer, notary or mortgage professional will confirm the amounts for your purchase.

Down payments, insurance and the stress test

• Minimum down payment in Canada is 5% of the first $500,000 of the purchase price and 10% of the portion above that, up to the insured-mortgage price cap; above the cap, 20% is required. Your lender confirms the current cap.
• Mortgage stress test — federally regulated lenders qualify you at the higher of your contract rate plus 2% or the minimum qualifying rate, which lowers the amount you can borrow compared with the headline rate.
• Pre-approval gives you a rate hold (typically 90–120 days) and a clear ceiling before you fall in love with a home.
• Fixed vs. variable, amortization length and prepayment privileges all affect your monthly payment and flexibility—worth a conversation with a mortgage broker.
• Additional taxes such as the Speculation and Vacancy Tax, the City of Vancouver Empty Homes Tax, the BC home flipping tax and restrictions on non-resident purchases may apply depending on your situation.