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Buying a home is one of the most significant decisions you will ever make, and the process involves more steps, more details, and more decisions than most people anticipate going in. It is completely normal to have questions — a lot of them — and it is my job to make sure you have the answers you need before you need them.
The questions below are the ones my buyers ask me most often. I have answered them as plainly and honestly as I can, because that is how I approach every client relationship. If your question is not here, reach out. I am always happy to talk.
When is the right time to contact you?
As early as possible — even if you are months away from being ready to buy. There is no obligation and no pressure attached to reaching out, and the earlier we connect, the more prepared you will be when the time comes. As soon as you know you are thinking about buying, I can set you up with a direct MLS property search so you start seeing real listings in real time. This lets you browse at your own pace, get a feel for the market, understand what your budget gets you in different neighbourhoods, and start narrowing down what you actually want. It is genuinely one of the best research tools available to buyers — and it costs you nothing.
The earlier you are connected with accurate market information and an experienced agent, the more confident and strategic you will be when it is time to act.
When should I start viewing homes in person?
If you plan to be moved in within three to four months and have your mortgage pre-approval in place, we should be meeting and getting your search active right away.
If you are six months or more from your target date, we can stay in regular contact, keep your search running in the background, and I will check in periodically to see how your thinking is evolving. When you are ready to shift into active mode, I am ready to move with you.
Why is an in-person or virtual meeting important before we start looking?
Because buying a home is a deeply personal process, and who you work with matters enormously.
You need to feel confident in the person advising you, comfortable asking questions, and certain that they are looking out for your interests — not just trying to get a transaction done. I need to understand your goals, your lifestyle, what truly matters to you in a home, and what your non-negotiables are. That foundation makes every part of the process go better.
Anyone can find you a home and write an offer. What I care about is building the kind of trust that allows me to give you honest advice, negotiate on your behalf with full confidence, and know that when I tell you to walk away from something, you trust that I mean it and I am right.
Who should be at our first meeting?
Everyone who will be involved in the purchase decision and whose name will appear on the offer or title should be part of our first meeting. This includes a partner, spouse, parent, or anyone with significant influence over the decision.
Real estate purchases affect everyone involved, and it is important that all decision-makers hear the same information at the same time, have the opportunity to ask their own questions, and feel equally informed and comfortable from the very beginning. When key people are absent from the early conversations, it often leads to revisiting ground already covered, and can slow the process down considerably.
Do I need to sign anything at our first meeting?
No. Our first meeting is introductory. It is an opportunity for you to see how I work, ask questions, and decide whether you feel good about moving forward together. I would never expect a commitment from someone I have just met.
After our meeting, if you would like to view a home, we can do that with no obligation and no cost to you. The formal Buyer Agency Agreement comes into play when you are ready to make that commitment — and by that point, you will have had plenty of time and information to make that decision with confidence.
What is the difference between being pre-qualified and pre-approved?
This is one of the most common points of confusion for first-time buyers, and it is an important one.
Being pre-qualified means you have had a general conversation with a lender about your income and they have given you a rough estimate of what you might qualify for. It is not verified, not documented, and not binding. Sellers and their agents do not take it seriously, and neither should you when it comes to knowing your real budget.
Being pre-approved means your financial information has been verified by the lender — your income, employment, credit history, debts, and down payment source. The lender has issued a written commitment confirming the maximum they will lend you, at a specific interest rate, held for a defined period (typically 90 to 120 days). This is the number you can actually rely on, and it is what you need before we start seriously looking at properties.
How much do I need for a down payment?
The minimum down payment in Canada depends on the purchase price. For homes up to $500,000, the minimum is 5%. For homes between $500,000 and $999,999, it is 5% on the first $500,000 and 10% on the portion above that. For homes at $1,000,000 or more, the minimum is 20%.
Any down payment under 20% requires mortgage default insurance through CMHC, Sagen, or Canada Guaranty. This insurance protects the lender — not you — and the premium is added to your mortgage amount. Your mortgage broker will explain exactly how this applies to your situation.
What additional costs should I budget for beyond the purchase price?
This is a critical question that first-time buyers often underestimate. Beyond your down payment, you should plan for legal and notary fees (typically $1,200 to $2,000), a home inspection ($400 to $600), title insurance (approximately $150 to $300), moving costs, home insurance for your first year, and any property transfer tax that applies to your purchase. If you are buying a strata property, there may also be move-in fees set by the strata corporation.
Your mortgage broker will provide a full closing cost estimate specific to your transaction so there are no surprises.
Are there programs that can help me with costs as a first-time buyer?
Yes, and more than most people realize. In British Columbia, first-time buyers may be eligible for the Property Transfer Tax Exemption, which can save thousands at closing. Federally, the First Home Savings Account (FHSA) allows you to save up to $40,000 toward your first home on a tax-free basis with tax-deductible contributions. The RRSP Home Buyers' Plan allows you to withdraw up to $35,000 from your RRSP tax-free for a down payment. There is also a GST rebate available on newly constructed homes. I cover all of these in detail on my First-Time Home Buyers page, and I will make sure you are connected with a mortgage professional who helps you maximize every program you qualify for.
What do I need to do before we start looking at homes?
Before we view properties, I will ask you to complete a short questionnaire about your home-buying goals. It takes only a few minutes, but it is genuinely useful — it helps me understand what you are looking for, gives you a chance to organize your own thinking, and makes our time together far more efficient.
I will also ask that you have your mortgage pre-approval in place or be actively working toward it before we begin active home viewings. There is no point in falling in love with a home before we know what you can actually spend. It also signals to sellers that you are a serious, qualified buyer — which matters when it comes time to make an offer.
How available are you? I have a busy schedule.
I work with multiple buyer clients at any given time, and I understand that most people want to view homes on evenings and weekends. I plan around that.
At the start of our search, we will look at your work schedule, the pace of the current market, and set up viewings that give you quality time without rushing. As your search progresses and you get clearer on what you want, the priority becomes being able to act quickly when the right home appears. In a competitive market, being among the first to view a property before it attracts multiple offers is a real advantage — and I make sure we are positioned to move when we need to.
I am responsive by phone, text, and email, and I will always keep you informed about what is happening with your search and your transaction.
Does it cost me anything to work with you as a buyer?
In most cases, no. The buyer's agent commission is typically paid from the seller's proceeds, which means my services come at no direct cost to you. I will always be fully transparent about how compensation works before we begin working together so you have a complete picture from the start.
Do I have to sign a Buyer Agency Agreement?
Yes. In British Columbia, a written Buyer Agency Agreement is required when working with a Realtor to represent you in a purchase. This agreement formally establishes that I am working exclusively in your interests and outlines the terms of our working relationship.
I will walk you through the agreement in full, explain every section in plain language, and answer all your questions before you sign anything. By the time we get to that point, you will have had enough time with me to feel fully confident in making that commitment.
How do I know when I have found the right home?
This is one of my favourite questions, because the answer is both practical and instinctive. On the practical side, the right home satisfies the key items on your must-have list, fits within your budget, and holds up to scrutiny when we dig into the details. On the instinctive side — and this happens more often than people expect — you walk in and you simply know.
Both things matter. I will make sure the practical side is solid. The instinct is yours to trust.
What happens if there are multiple offers on a home I want?
Multiple offer situations are common in Victoria, particularly for well-priced homes in desirable areas. They require a different approach — and experience matters enormously here.
I will advise you on how to structure your offer to be as competitive as possible given your budget and the specific circumstances, without overextending yourself. That might mean adjusting your price, modifying your conditions, strengthening your deposit, or a combination of factors. I have navigated many multiple-offer situations and I know how to present a compelling offer that gives you the best possible chance of success.
What is a subject-free offer, and should I ever make one?
A subject-free offer — also called a subjects-free or unconditional offer — means you are purchasing the property without any conditions, such as a financing condition or a home inspection condition. In extremely competitive markets, some buyers feel pressure to write subject-free offers to win.
My strong advice is to approach this with significant caution. Removing conditions means removing your safety net. If something unexpected comes up — an issue with financing, a major problem found in an inspection — you have limited recourse and your deposit is at risk. I will always counsel you on the real risks of any offer structure and help you make a decision you are genuinely comfortable with, not one driven by pressure or fear of missing out.
What if problems are found during the home inspection?
A home inspection is one of the most valuable steps in the buying process, and findings are common — especially in older homes. The key is understanding which findings are significant and which are routine.
I will be at the inspection with you, review the inspector's findings carefully, and advise you on what they mean for the property's value and your decision. If there are material concerns, we can negotiate with the seller for a price adjustment, repairs before closing, or in some cases, decide together that the right move is to walk away. My goal is always to make sure you go into your new home with eyes fully open.
What happens on closing day?
Closing day is when ownership of the property legally transfers from the seller to you. In the days leading up to it, you will sign your closing documents with your lawyer or notary, who will have prepared everything — the transfer of title, the final financial figures, the mortgage documents, and any adjustments for property taxes or strata fees.
On the day itself, once funds are transferred and the transaction is registered at the Land Title Office, the sale is complete and you receive your keys. I will be there to hand them over personally.
What should I do if something comes up after closing?
Call me. My relationship with my clients does not end at the closing table. If you have questions after you move in, need a recommendation for a contractor or tradesperson, or want to talk through something related to your property, I am still here and always happy to help.
Real estate is a long game, and the clients who trust me with their first purchase often come back when life changes bring a new one. That ongoing relationship is something I genuinely value.
If something is on your mind that is not answered here, please reach out. There is no question too basic or too complex, and I would much rather you ask than wonder.
Buying a home in Victoria is a big step. My job is to make sure you take it with confidence, clarity, and the right person in your corner.
Janine Thomson, ABR Realtor, Pemberton Holmes Victoria, BC 778-678-5466 info@janinethomson.net
Serving buyers throughout Greater Victoria and surrounding communities including Langford, Colwood, Saanich, Oak Bay, Esquimalt, View Royal, Sidney, Sooke, Shawnigan Lake, South Island and Gulf Islands.
