Disclaimer

This guide is for general information only. For legal, tax, or financial decisions, always speak directly with your own lawyer, accountant, or mortgage professional. Real estate rules in Ontario are governed by Real Estate Council of Ontario (RECO) and the Trust in Real Estate Services Act (TRESA), and your situation may be different from the examples I use here.

If you are already under a Buyer Representation Agreement (BRA) or listing agreement with another brokerage, I can’t advise you on your specific file. You are still welcome to read this as general education.

Copyright

© 2025 Luba Beléy. All rights reserved. This guide is for your personal use only. No copying, reproducing, or distributing—whole or in part—without written permission.

About this guide

I created this guide for Ontario buyers who want straight answers, not jargon. It’s for first-time buyers and for people who haven’t moved in a while and need a clear, updated picture of how things work now.

Inside, I walk you through budget, agency, search strategy, offers, inspections, condos, and closing costs—what matters, what doesn’t, and where buyers tend to get tripped up.

This guide focuses on resale homes and condos. Pre-construction is its own process, and I cover that separately.

Over the years, my buyer clients kept saying the same thing: “No one ever explained it to me this way before.” Now it’s all in one place, so you can move through the process more confidently and protect your time, money, and nervous system.

If you’re already under a Buyer Representation Agreement (BRA) or listing agreement with another brokerage, treat this as general education only. I can’t advise on your specific file—those conversations belong with your current agent and your lawyer.

Who I am and where I work

I help people move into a better place—financially, emotionally, and literally—with clear strategy and calm execution. I’m a Toronto real estate broker with deep roots in the West End and Etobicoke, helping buyers, sellers, and small investors move across High Park, Bloor West Village, Swansea, Baby Point, Old Mill, Sunnylea, The Kingsway, The Junction, Roncesvalles, Mimico, King West / Downtown West and surrounding Etobicoke neighbourhoods. When it truly serves someone’s plan, I also represent clients across the GTA.

I’ve worked in Toronto real estate since 2008, starting in high-end sales and new-construction with Tridel before moving into resale. As a homeowner, landlord and former condo board treasurer, I’ve seen this market from every side—builder, board, owner and investor. That perspective shows up in how I price, how I negotiate, and how I flag issues early, from contracts to overall process.

If you’re buying elsewhere in Ontario, this guide still applies. And if you’d like more support, I can connect you with a vetted local agent through my referral network—not just a random person online.

Learn more

If you’ve landed here from a link and don’t know me yet, you can start on my Home page. There you’ll see how I work with buyers, what I protect, and what my clients say about their experience.

If you already know you want a conversation, you can skip straight to booking a complimentary 30-minute Clarity Call.

What You’ll Find Here

This guide is organized into short, focused modules so you can use it the way you actually think.

You can read it start to finish, or jump straight to the module that matches where you are now—budget, needs and wants, search strategy, offers, inspections, condo status, closing costs, or choosing your agent.

Each module follows the same structure: a clear Goal, the most Common Mistake, What Matters, How I Can Help, and My Take (one simple line to remember).

Use it before you start touring homes, while you’re comparing options, and as a reference when you’re reviewing paperwork. The aim is simple: fewer surprises, clearer choices, and a calmer path to your next move.

Jump to a module:

Module 1: Money First — Your Real Budget

Module 2: Needs vs Wants — Your Non-Negotiables

Module 3: Agency in Ontario — What You’re Signing

Module 4: Search Strategy — Condo vs Freehold, and Timing

Module 5: Offers and Conditions — How to Protect Yourself

Module 6: Inspections — Freehold and Condo Reality Check

Module 7: Status Certificates — Condo Risk, Explained

Module 8: Closing Costs and Closing Day — No Surprises

Module 9: After Closing — Your First 30 Days

Module 10: Choosing Your Agent — Putting It All Together

Module 1: Money First — Your Real Budget

Goal: Get a real monthly number before you start touring homes.

Common Mistake: People shop first and budget later. They fall in love with a home, then try to force the numbers to work. That’s how buyers waste weekends—and end up stressed, discouraged, or overextended.

What Matters:

• Track your last 3 months of spending (credit + debit) so you know what your life actually costs each month, not what you think it costs.

• Include the quiet costs: subscriptions, memberships, delivery and takeout, Uber rides, dining out, coffee runs, gifts, salons, and pet costs. They add up fast because they feel “normal.”

• Set a monthly comfort payment range before you look at the bank’s maximum. The bank’s approved number is a ceiling on paper. Your comfort range is what you can carry and still live well—save a bit, handle surprises, and sleep at night.

• Don’t add new debt while you’re planning to buy. A new car lease, financed furniture, or a big trip on credit can change your affordability overnight.

• Pull your credit report early (Equifax or TransUnion). If there are errors, you want time to fix them. If balances are high, you want time to reduce them.

• Clean up unused credit thoughtfully. If you have cards you don’t use, ask your mortgage broker what’s best for your file—sometimes closing helps, sometimes keeping them open (unused) is smarter. Don’t guess.

• Keep your down payment and closing funds clean and easy to verify. The cleaner your paper trail, the smoother the mortgage process.

How I Can Help: If you’d like, I can introduce you to a short list of vetted mortgage professionals—whether you’re employed, self-employed, or have variable income—so you get clear, personalized numbers early and avoid surprises later.

My Take: A mortgage approval isn’t a lifestyle approval. "The bank approves the mortgage. You have to approve the lifestyle."

Module 2: Needs vs Wants — Your Non-Negotiables

Goal: Get honest about what you need, what you’d like, and what you can live without—so you don’t spin at every showing.

Common Mistake: Keeping everything “open.” People say, “We’re flexible,” and then every condo or house feels “almost right.” Or they build a wish list that doesn’t match their budget, and the process turns into an emotional rollercoaster.

What Matters:

• Start with how you actually live, not how you think you should live. Location, commute, stairs vs elevator, parking, outdoor space, kids, pets, accessibility, timing—this is the stuff your life runs on.

• Separate must-have from nice-to-have. A must-have is something you’ll resent living without six months after closing. A nice-to-have is a bonus you’re willing to trade if the home is strong where it counts.

• Decide your top 3 trade-offs in advance. Maybe you’re okay with an older kitchen if the layout is great. Maybe you’ll take a smaller second bedroom if the neighbourhood is perfect. Name those trade-offs before you start touring.

• Be realistic about competitive areas. In busy parts of Ontario—bigger cities, tight neighbourhoods—you usually can’t have every feature at every price point. The clearer your priorities, the easier it is to feel at peace with your choice.

• Think about your timeline. Is this a “next 5–10 years” home you can grow into, renovate, or improve? Or a stepping stone to get you into the market? Your answer changes how we look at size, location, and future potential.

• Choose things that age well. Layout, light, location, building health, and a floor plan that makes sense tend to hold value—financially and emotionally.

How I Can Help: I’ll help you turn your real life into a clear list we can search with—and I’ll point out the red flags, the hidden trade-offs, and when it’s just good staging trying to distract you.

My Take: Clarity is a decision tool. When you know your non-negotiables, you stop second-guessing every listing and start noticing the few that actually fit. "Write it all down before your tour. If it’s not written, it becomes a mood in the moment—and mood is expensive in real estate."

Module 3: Agency in Ontario — What You’re Signing

Goal: Understand who works for whom, what you’re agreeing to when you sign, and how that protects you as a buyer.

Common Mistake: Assuming “the agent” is automatically on your side. People walk into an open house, start sharing their story, budget, timing, and flexibility with the listing agent—and forget that this agent’s first duty is to the seller. Or they sign a Buyer Representation Agreement (BRA) that’s long, broad, and vague, then feel stuck when something doesn’t feel right.

What Matters:

• Know who each person represents. The listing agent represents the seller. Unless you have your own signed agreement, you’re not their client—you’re an unrepresented customer asking questions. Share less, listen more.

• Understand what a BRA is. A BRA is a contract that says which brokerage represents you as a buyer, for how long, in which areas or property types, and how they’re paid. It’s a commitment. Treat it like one.

• Expect to see the RECO Information Guide first. Before any agent in Ontario starts working with you or asks you to sign an agreement, they should review RECO’s official guide with you—your rights, responsibilities, and options as a consumer. You can download it here: RECO Information Guide (PDF).

• Look at the details, not just the signature page. Length of agreement, geography, type of property, and how commission works (including new builds and private sales) should all be clear to you. If they’re not, pause.

• Ask before you agree to multiple representation. Multiple representation is when the same brokerage represents both buyer and seller in a transaction. It’s legal in Ontario, but it changes what your agent can do—especially around price and strategy. You should understand those limits before you sign consent.

• Remember you have options. You can ask for a shorter term, a smaller area, or clarification on how to end the agreement if things aren’t working. You’re allowed to negotiate the contract, not just accept it as-is.

• Take your time with paperwork. You can read forms in advance, ask for plain-language explanations, and involve your lawyer if you’d like. “I’d like to read this properly before I sign” is a complete sentence.

How I Can Help: I’ll walk you through every agreement in normal language—who I represent in that moment, what each section means, how long it lasts, and what happens if something changes. If multiple representation ever comes up, I’ll explain exactly what that means for you before you decide whether you’re comfortable proceeding.

My Take: You should never feel rushed or confused when you sign your name. "If you don’t know who your agent represents and what you’re signing, you’re not protected—you’re just hopeful."

Module 4: Search Strategy — Condo vs Freehold, and Timing

Goal: Build a smart search plan so you’re not running around to “everything under $X” with no clear filter.

Common Mistake: Letting the search be random. People send dozens of links, book showings all over the map, and compare a downtown condo to a suburban detached as if they’re the same decision. Or they sit on the sidelines waiting for “the perfect time,” and watch prices and rates move while they’re thinking.

What Matters:

• Decide condo vs freehold based on how you live. Condos usually mean less maintenance and more amenities, but also maintenance fees, rules, and shared decisions. Freehold (house, townhouse, semi) means more space and control, but more responsibility and cost for repairs.

• Narrow your areas first, not last. A focused search in 2–4 realistic areas is better than a scattered search across the whole province. Think about commute, schools, community, noise, and how you actually spend your time.

• Choose a realistic price band, not just a hard cap. If your top number is $900K, for example, we might focus your search in the $850K–$925K band depending on the area and how properties are selling there. That’s where real options live.

• Understand how timing works in your target areas. Some neighbourhoods move fast with offer nights and competition. Others move slower and allow more negotiation. Your strategy changes with the local rhythm.

• Don’t chase everything that pops up. You don’t need to see every listing. You need to see the right ones—the homes that match your budget, your non-negotiables, and your stage of life.

• Know what you check vs what the paperwork checks later. Photos and showings are for layout, light, feel, street, and obvious issues. Detailed risk lives in inspections and status certificates—we’ll get to that in later modules.

How I Can Help: I’ll help you narrow your areas, choose a realistic price band, and decide whether condo or freehold makes more sense for your lifestyle and budget. Then I’ll filter the listings so you’re only seeing properties that are worth your time—not just everything the internet spits out.

My Take: A good search plan saves more than gas and evenings. It protects your energy and keeps you clear on what you actually need. "You don’t need more listings—you need a better filter and real clarity about what you’re actually looking for."

Module 5: Offers and Conditions — How to Protect Yourself

Goal: You’ve found a home you like and you’re ready to offer. Before you sign anything, you need to understand how offers work in Ontario, what conditions do for you, and why if it’s not in the contract, you shouldn’t expect it to happen.

Common Mistake: Focusing only on price and closing date. Buyers get excited, rush to “get the offer in,” and sign whatever is in front of them. They assume verbal promises, emails, or “the agent said” will somehow count—then discover later that only the written agreement is enforceable.

What Matters:

• Know the moving parts of an offer. Price, deposit, closing date, inclusions and exclusions (appliances, window coverings, light fixtures), conditions, timelines, rental items, and any extra clauses. Every one of these can help or hurt you if it’s not written clearly.

• Understand what “irrevocable” means. Irrevocable is the time limit built into your offer. Until that date and time, your offer is “alive” and you can’t withdraw it. After that time passes with no response, the offer expires and you’re no longer bound by it.

• Know the four ways a seller can respond. They can accept your offer as is, counter it (change terms like price or dates), decline it, or do nothing and let it expire at the irrevocable time. No response by the deadline = your offer dies.

• See conditions as tools, not weakness. Financing, home inspection, and status certificate review (for condos) are not signs you’re a bad buyer—they’re how you confirm that the home, the numbers, and the building make sense for you. In faster markets, we may need to handle some of this work before offer day, but the purpose stays the same: protect you.

• Never skip the status certificate review condition on a condo. The status certificate is the building’s report card: finances, legal issues, rules, upcoming work, and more. Fast market or not, I treat a proper status review by a lawyer as non-negotiable. Too many future problems live in that document.

• Respect condition timelines. A five-business-day financing condition gives you breathing room. A 24-hour window does not. Shorter deadlines mean you must be fully organized with your lender, documents, and lawyer ahead of time.

• Nail down the deposit. In Ontario, deposits are usually due within 24 hours of an accepted offer (sometimes with the offer). You need to know exactly where that money is, how you’ll deliver it, and what the deadline is. Missing a deposit time can kill a deal and create real risk.

• Get promises in writing. Access visits before closing, repairs to be done, junk to be removed, cleaning to be completed—none of this should sit in a text or a “don’t worry, we’ll take care of it.” If it matters to you, it belongs in the Agreement of Purchase and Sale.

How I Can Help: I’ll walk you through the offer step by step before we’re in a rush, so you know exactly what each part means. When it’s time to offer, I’ll help you choose the right mix of price, timing, and conditions for that property in that market—and make sure every important promise is in writing, not floating in a conversation.

My Take: An offer is not just a price; it’s your safety net between “we like this place” and “we own this place.” "If it’s not in the agreement, don’t expect it to happen. Hope is not a strategy—clean clauses and clear timelines are."

Module 6: Inspections — Freehold and Condo Reality Check

Goal: Understand what a home inspection can and can’t do for you—so you go in with eyes open, not with fantasies of a “perfect property.”

Common Mistake: Thinking an inspection is only for “old houses,” or that a new build or condo doesn’t need any review. Even brand-new homes come with a list of deficiencies. Condos have fewer moving parts on the outside, but you still own everything inside your unit—and that’s where surprises can live. On the other side, some buyers skip inspections completely to be “competitive,” without understanding the risk they’re taking on.

What Matters:

• Know what an inspection actually is. A home inspection is a visual, non-invasive snapshot of the property on the day it’s done. The inspector doesn’t open walls, move heavy furniture, or predict the future. They flag visible issues and likely risks.

• Focus on the big-ticket items. Roof, foundation, structure, electrical, plumbing, windows, heating and cooling, moisture issues—this is where hidden costs live. Cosmetic items are usually the easiest and cheapest to fix.

• Age and maintenance both matter. An older home that’s been cared for can be a better buy than a newer home that’s been ignored. A good inspector will help you separate “normal for the age” from “this has been neglected.”

• New doesn’t mean perfect. New builds can come with incomplete work, rushed finishes, or systems that need adjustment. An inspection (or detailed deficiency walkthrough) helps you document issues early so they can be addressed while you still have leverage.

• Condos are simpler outside, but not inside. In a typical condo, you don’t own the exterior structure, windows, or most common elements—but you do own the interior of your unit: plumbing fixtures, electrical inside the walls, appliances, flooring, and finishes. A light inspection in a condo can still be useful to check for leaks, moisture issues, ventilation problems, and the true condition of your systems and appliances.

• Know when an inspection is advisable. For freehold homes, an inspection is strongly recommended unless you’re extremely experienced and truly understand the risk. For condos, it’s often optional but can be a smart extra layer, especially in older buildings or units with visible work.

• Understand limitations. Weather, snow on the roof, locked areas, and finished basements all affect what an inspector can see. A good report will clearly state what could not be fully inspected—and that matters.

• Use the report as information, not drama. An inspection report is not a to-do list for the seller; it’s information for you. The report doesn’t mean “buy” or “run.” It gives you a clearer picture. Sometimes we move forward and budget for future work, sometimes we renegotiate, and sometimes we walk away.

How I Can Help: I’ll help you decide when an inspection makes sense for the property you’re looking at, recommend experienced inspectors, and go through the report with you in plain language. Together we’ll separate normal maintenance from real red flags—and decide whether to proceed, renegotiate, or move on.

My Take: You’re not looking for a flawless home; you’re looking for a home whose flaws you understand and can live with. "An inspection doesn’t create problems—it reveals them while you still have choices."

Module 7: Status Certificates — Condo Risk, Explained

Goal: Understand what a status certificate is, why it matters, and what you’re really buying when you buy a condo in Ontario.

Common Mistake: Treating the condo like it’s just “your unit.” Buyers fall in love with the finishes and the view, skim the status certificate, or never see it at all. They don’t realize they’re also buying into the building’s finances, rules, lawsuits, and future repair plans—until a special assessment or restriction shows up later.

What Matters:

• See the status as the building’s report card. A status certificate package includes the condo corporation’s financial statements, budget, reserve fund, insurance, rules, and any disclosed legal issues. You’re not just buying four walls—you’re buying a share in all of this.

• Focus on the reserve fund and budget. The reserve fund is the building’s savings for big items: roofs, windows, garages, elevators, balconies, major repairs. A healthy fund and realistic budget are good signs. A very low reserve or repeated deficits can be warning lights.

• Check exactly what’s included in your monthly condo fees. Some buildings include water (or only cold water), some include heat, hydro, internet, or basic cable, and some include none of the above. Knowing your inclusions and exclusions helps you budget properly and compare buildings fairly.

• Look for special assessments and upcoming work. If the board has already passed a special assessment—or is clearly talking about major work—that affects your future costs. You want to know what’s planned, roughly what it might cost, and whether the current owner has already paid their share.

• Read the rules with your real life in mind. Pet limits, smoking rules, short-term rental bans, balcony use, flooring rules, noise expectations, and renovation restrictions all live here. If you have pets, host guests often, or plan to rent, the rules matter as much as the floor plan.

• Clarify parking and locker details. Are they owned, exclusive-use, or rented? Are they legally tied to the unit? Any pending changes to parking or locker arrangements should be clear in the documents and in your lawyer’s review.

• Check arrears and legal issues. The status should confirm whether the current owner is up to date on their condo fees and whether the condo corporation is involved in lawsuits or disputes that could impact you.

• Always have a lawyer review it. Status packages are legal documents. An experienced real estate lawyer will tell you what’s normal, what needs questions, and what might be a problem. In many condo purchases, your lawyer’s role includes reviewing the status certificate as part of the closing package. Ask upfront how they handle this and whether there are any separate fees, so you know exactly what to expect.

• Never skip the status certificate review condition on a condo. Fast market or not, removing this protection blindly is gambling with a very expensive asset.

How I Can Help: I’ll help you order the status certificate, make sure the package is complete, and flag the key areas you and your lawyer should pay attention to. I’ll also share what I’ve seen over the years—patterns that usually mean “this building is well run” versus “we need to ask more questions” before you commit.

My Take: In a condo, you’re not just buying a unit—you’re buying into a system. "A great floor plan in a weak building is not a good deal. A solid building can carry an average unit. The status certificate is where you find out which one you’re buying."

Module 8: Closing Costs and Closing Day — No Surprises

Goal: Know what you’ll actually pay on top of the purchase price, and what happens on closing day for a resale home or condo—so the only surprise is how good your keys feel in your hand.

Common Mistake: Buyers focus on the down payment and the purchase price, and assume “the rest will sort itself out.” Then land transfer tax, legal fees, adjustments, and moving costs show up at the last minute—and closing day feels stressful instead of exciting.

What Matters:

• Understand the main closing costs. In Ontario, typical buyer closing costs include land transfer tax, legal fees and disbursements, title insurance, and various small charges from the lawyer’s office. Depending on your mortgage and property, there may be other items—your lawyer and lender will confirm.

• Budget a realistic range. Many buyers set aside roughly 1.5%–4% of the purchase price for closing costs. The exact number depends on price, location, and property type. Your lawyer and mortgage broker can help refine this once we know what you’re buying.

• Know how land transfer tax works. In Ontario, you pay provincial land transfer tax on most purchases. In the City of Toronto, there is an additional municipal land transfer tax—so buyers in Toronto pay two layers. First-time buyers may qualify for a partial rebate; your lawyer or mortgage broker will confirm what applies to you.

• Expect adjustments. On closing, you “settle up” with the seller for things like property taxes, condo fees, or prepaid services. If they’ve paid ahead, you reimburse them for the portion after your closing date. If they’re behind, it’s handled the other way around. Your lawyer calculates this.

• For condos: factor in the extra fees. Elevator booking fees, move-in deposits, and status certificate costs (if not already paid) are common. Some buildings require refundable damage deposits for moves. These are not huge numbers individually, but they add up.

• For houses: plan for insurance and utilities. Your home insurance usually needs to be in place for closing. You’ll also set up hydro, gas, and other utilities in your name starting on the closing date. In some cases, there can be adjustments for things like oil or propane levels if those systems are in use.

• Remember HST rules are different for new builds. Most resale homes have HST included in the price. Many new-build condos and houses have more complex HST treatment and potential rebates. This is where you lean on your lawyer and mortgage professional—not guesswork.

• Know what actually happens on closing day. Money moves from your lender to your lawyer, then to the seller’s lawyer. The transfer is registered, and only then are keys released. This often happens later in the day, not first thing in the morning.

• Plan your move around real timing. Don’t book movers for 8 a.m. and expect to be inside by 9. If possible, build in a bit of overlap or flexibility—especially if you’re selling and buying on the same day.

How I Can Help: I’ll walk you through a simple closing-cost estimate for your price range and location, and make sure you understand the moving parts: land transfer tax, legal fees, title insurance, adjustments, and any condo or house-specific extras. I’ll also prepare you for what closing day usually looks like in real life—so you know when to book movers, when to expect keys, and what “no surprises” actually means.

My Take: The purchase price is the headline; closing costs are the fine print. "Never let closing day be the first time you meet your closing costs."

Module 9: After Closing — Your First 30 Days

Goal: Know what to do after you get the keys—so you land in your new home smoothly instead of spending the first month putting out little fires.

Common Mistake: Treating closing day as “the end.” Buyers get the keys, move in, and then realize they haven’t set up utilities properly, don’t know who to call for building issues, can’t find important documents, and feel behind before they’ve even unpacked.

What Matters:

• Do a quick walk-through before you move everything in. Check that the property is in the general condition you expected, that agreed-upon items are there, and that obvious junk is gone. Take photos of anything that looks off and let your lawyer and agent know.

• Take meter photos on day one. For freehold homes, take clear photos of hydro, gas, and water meters (if applicable) with dates. It makes future billing questions much easier to resolve.

• Change locks on a house. For freehold, it’s wise to change exterior locks (or rekey) soon after closing. You don’t know who still has old keys. For condos, check the building’s rules—some have guidelines or preferred locksmiths.

• Set up (or confirm) utilities and internet. Make sure hydro, gas (if applicable), water billing, and internet/cable are set up in your name from the closing date. Even in condos with some utilities included, you’ll usually have at least hydro and internet to handle.

• Organize your insurance. Keep your home or condo insurance policy handy and make sure it reflects how you’re actually using the property (owner-occupied, rented, etc.). If anything changes, call your insurer.

• Read the condo welcome package if you bought a condo. Learn how to book the elevator, who to contact for building issues, where to find garbage/recycling, parcel delivery rules, and any “don’t do this” items that matter in the first weeks.

• Start a simple home file. Keep your Agreement of Purchase and Sale, closing documents, status certificate (if condo), inspection report, warranties, appliance manuals, and key contacts (lawyer, lender, superintendent/property manager, insurance, main trades) in one place.

• Prioritize safety and basics first, projects later. Focus your first 30 days on locks, utilities, internet, window coverings, and any urgent repairs. Big renovations can usually wait until you’ve lived in the space and actually know what works and what doesn’t.

• Learn your new area and your building. If you have a concierge, introduce yourself early and ask how things really work (deliveries, repairs, quiet hours, who to call for what). Take a slow walk to find your grocery store, pharmacy, transit stops, coffee spots, parks, and usual routes, and say a quick “hi, I’m new here” to a few neighbours—you’ll often get the most honest, useful information from the people who already live there.

How I Can Help: Around closing, I’ll remind you of key steps: utilities, insurance, movers, elevator bookings (for condos), and what to look for on your first walk-through. After you move in, you can always reach out if you need reliable trades, help making sense of something in the building, or a second opinion on what to tackle first.

My Take: Closing isn’t the finish line—it’s the handoff to real life in your new place. "A simple checklist and a calm first month will do more for your peace of mind than any fancy feature in the listing."

Module 10: Choosing Your Agent — Putting It All Together

Goal: Now that you understand the process, choose the right real estate professional to walk you through it—so you’re not navigating all of this with someone who just “opens doors.”

Common Mistake: After reading guides, watching videos, scrolling MLS, and walking through multiple open houses, buyers still end up working with whoever is easiest to reach—a friendly listing agent at an open house (who represents the seller), the first agent who replies to a DM, an agent they’ve seen on social media, or “the agent my family used years ago.” The choice is based mostly on convenience and a nice vibe, not on how that person actually works day to day, how current they are on today’s rules and market realities, or whether they have the depth of experience to see past good staging into real risk—freehold vs condo issues, status certificates, building health, and the kinds of problems that only show up once you’re deep in the buying process.

What Matters:

• Be clear on what you expect from your buyer’s representative. You’re not hiring a door-opener—you’re hiring someone to explain the process clearly, read contracts (and the spaces between the lines), suggest clauses that protect you, flag risks you can’t see on your own, negotiate on your behalf, and keep you informed at every step.

• Look for experience that matches your plan. If you’re buying a condo, a freehold, or in a specific pocket, ask what they’ve actually helped buyers purchase recently in that lane—property type, area, and price range. “I work everywhere” is not an answer; you want someone who understands how your kind of property behaves in this market.

• Use the first conversation as your test. Before you sign a Buyer Representation Agreement, pay attention to the questions they ask you. Do they ask about your pre-approval, your actual affordability, and your monthly comfort range—or jump straight to “let’s start seeing places”? Do they want to understand your timing, your obligations, and your real life, or are they mainly trying to get a signature?

• Check how they talk about agency and paperwork. A good agent will be comfortable walking you through the RECO Information Guide, explaining who represents whom, and outlining your options for representation and compensation. They should be able to explain the Buyer Representation Agreement in normal language and encourage you to read before signing. If this part feels rushed, vague, or defensive, that’s a red flag.

• Notice how they handle pressure in that meeting. When you ask harder questions—about compensation, multiple representation, walking away from a property, or what happens if you’re not comfortable—do they stay calm and clear, or get salesy and evasive? How they handle light pressure with you now is how they’ll handle pressure with other agents and problems later.

• Ask how they plan to protect you in the offer. A strong buyer’s agent can explain, in advance, how they usually handle conditions, inspections, status certificate review, deposits, and access clauses for buyers like you—and how that might change in faster or slower markets. You’re listening for a concrete, practical plan, not “we’ll figure it out when we get there.”

• Treat communication as non-negotiable (without expecting 24/7). You don’t need someone glued to their phone, but you do need clear rules: how quickly they respond when you’re actively looking or in offer mode, what they treat as urgent, and how they’ll keep you updated. Even for non-urgent questions, a quick “got it, I’ll respond by ___” is the minimum. Silence is not.

• Clarify team vs individual—who you’ll actually work with. If you’re meeting a team leader, ask who will be showing you homes, who will walk through documents with you, and who will write and negotiate your offers. You need to know who is holding the pen and who is on the phone when money and deadlines are on the line.

• New vs experienced: what really matters. Everyone had a first buyer. A newer agent who is honest about what they don’t know, has senior support, and follows through exactly when they say they will can be a better choice than someone seasoned who coasts. At the same time, when the stakes are high, you do want someone who understands the game they’re playing and is willing to step up, ask hard questions, and execute—not guess.

• Look at proof, not just promises. Read real reviews (Google or other third-party sites) with full names and specific situations, and notice how often people come back or refer their family—not just anonymous “happy buyer” testimonials that could belong to anyone.

• Remember you can compare before you commit. You’re allowed to speak with more than one agent, compare answers, review different BRA agreements, and sleep on your decision before you sign. If you feel pushed to “sign now or lose the opportunity,” that pressure is information—not a reason to grab a pen.

How I Can Help: This guide is a written version of how I work: numbers first, real pre-approvals and affordability, clarity before speed, and clean contracts over guesswork. On a Clarity Call or first meeting, we’ll apply it to you—your budget, your comfort range, your timing, and the kind of home that actually fits your life. If you don’t have a mortgage broker, I can introduce you to a short list of vetted mortgage professionals so you can choose who feels right and have real, grounded numbers before we start looking. When you hire me, you get me from first call to keys in hand: showings, strategy, offers, and negotiations all run through me. I make sure you understand the process, the paperwork, and the trade-offs in front of you. I answer my phone, I tell you what you need to know, and I treat your purchase with the same seriousness I bring to my own: clear numbers, clean contracts, and no brushing off red flags. And if for any reason we’re not the right fit, I’d rather you know that early. Most of my clients come back for their next chapter and send me their parents, kids, and closest friends—that’s the standard I hold myself to on every deal.

My Take: When you’re well-informed, well-prepared, and well-represented, the buying process can be clear, calm, and even enjoyable—without taking it lightly. You can learn the steps from a guide like this; the real difference is who stands beside you when things are real, not theoretical. Don’t choose a buyer’s agent because they’re convenient or familiar—choose the one whose clarity, ethics, and strategy you’re comfortable trusting with your largest purchase, and the one you trust to tell you the truth when it actually matters.

Next Steps

However you decide to move forward, my goal is that you feel informed, protected, and clear about your next step.