The Hamilton & Burlington Home Buyer's Guide

Buying a home is the biggest purchase most people ever make, and the process has a logic to it. Follow the steps in order and it's far less stressful than it looks. Here's exactly how I walk buyers through it — plus a printable checklist you can request at the bottom.

The home-buying timeline

1. Get pre-approved. Before you look at a single listing, confirm your true budget and lock a rate. Know your stress-tested ceiling first.
2. Define your must-haves. Two lists: what the home must have, and what it must be near (schools, commute, amenities).
3. Start viewing. See enough homes to calibrate what your money buys — then be ready to move when the right one appears.
4. Make an offer. Price, conditions (financing, inspection), deposit, closing date — a smart offer, not just a high one.
5. Satisfy conditions. Finalize financing and complete your home inspection within the agreed window.
6. Go firm & sign. Conditions cleared, the deal is firm; your lawyer prepares closing.
7. Closing day. Funds transfer, the title changes hands, and you get the keys.

Closing-cost checklist

Budget for these beyond your down payment (try the closing-cost calculator for exact numbers):

• Land transfer tax (provincial — no municipal LTT in Hamilton/Burlington)
• First-time buyer rebate, if eligible (up to $4,000)
• Legal fees (~$1,200–$2,000)
• Title insurance (~$400)
• Home inspection (~$400–$600)
• Appraisal, if your lender requires one
• 8% PST on mortgage default insurance (if under 20% down)
• Property-tax and utility adjustments
• Moving costs

A few things first-time buyers always ask

How much down do I need? As little as 5% on the first $500,000. Under 20% means CMHC insurance is added to your mortgage. Deposit vs. down payment? The deposit comes with your offer and counts toward your down payment. Do I need an inspection? When you can keep the condition, yes — buy with your eyes open. More in the full FAQ.