Whether this is your first home or your fifth, buying in a market like Vancouver can feel like both a sprint and a maze. It helps to know the route. Here's a high-level look at how we guide you through it; clearly, calmly, and always with your best interests front and centre.

1. Find help. Not all REALTORS® are created equal. We're here to advocate for you, not the seller, and keep the process smart, focused, and transparent.
2. Get pre-approved. This isn't just a formality. It's your foundation. With the right lender (and we know some great ones), you’ll shop with clarity and confidence.
3. Plan. We’ll help you define your non-negotiables and your nice-to-haves, and tailor your search based on budget, lifestyle, and timeline.
4. Shop. Offer. Repeat. We’ll get you in to see the right homes at the right time. When you find the one, we’ll handle the offer strategy, negotiation, and contract details.
5. Subject period. This is your window to inspect, review documents, secure final financing, and ensure the property holds up to scrutiny before committing.
6. Welcome home. Once legal transfer (completion) is done, you'll get the keys (possession!) and the place is officially yours.
7. Do good. A portion of our net proceeds goes to a local charity of your choice. It's our way of giving back and letting your home purchase make a broader impact.

Buying a home is personal. We’re here to make sure it also feels grounded, informed, and yes, even enjoyable. When you’re ready to start, we’re ready to help.

The simple answer is no. But with all the complexities, risks, and protections an expert agent can provide, why would you not? Buyer commissions are paid by the Seller, so there is no cost to you. Also, through our licensing, continual ongoing education, and regulation under the BCFSA (BC Financial Services Authority), when you choose a full-time, experienced team like TEAM CT, you have professional, strategic guidance, access to more data, skilled negotiation, high-quality contract-writing that goes far beyond the boilerplate template, and years of on-the-ground experience with locations, buildings, developers, and more. Big money is on the line, so although we are admittedly biased (and proud!), we think you should do all you can to make a smart purchase.

In a word: plenty. While online listings are widely available, interpreting them, navigating the process, and protecting your interests still requires expertise. Here's what we actually do:

• Help define your wants, needs, and deal breakers
• Educate you on market conditions, pricing trends, and neighbourhood insights
• Suggest properties that match your criteria, including ones you may have overlooked
• Coordinate and attend showings
• Provide detailed market analyses to determine fair value
• Prepare, present, and negotiate offers in your best interest
• Recommend trusted professionals (inspectors, mortgage brokers, lawyers, etc.)
• Manage due diligence during the subject period
• Stay hands-on through to completion to ensure nothing falls through the cracks

We help you make smart decisions, avoid costly missteps, and keep the process as smooth and informed as possible.

If you're serious about buying, yes. Getting pre-approved is a smart (and often necessary) first step. It’s more than just knowing your budget; it’s about being ready.

Pre-approval tells sellers - and us as your agents - that a lender has reviewed your finances and is prepared to offer you a mortgage, subject to conditions. This gives you a clear budget, keeps emotions in check, and strengthens your position when it’s time to write an offer, especially in competitive situations.

Pre-qualification, on the other hand, is just a rough estimate based on a conversation. Pre-approval involves document review and gives you (and sellers) confidence.

Keep in mind: pre-approval doesn’t mean your mortgage is 100% guaranteed. The lender still has to approve the property itself once you’re under contract. But it’s a major step toward homeownership. We can help you connect with trusted mortgage pros if you’re not already working with one.

PRE-QUALIFICATION

• Prediction of the amount a potential borrower can borrow
• Based upon NON-verified conversation about assets, earnings and debts
• Rarely are any details provided about the loan, but is purely a casual guide to point you in the general direction for property search budgeting
• Casual step for casual lookers, not actual shoppers/buyers.

PRE-APPROVAL

• Commitment from a lender to a potential borrower, ideally in writing
• Based on verified information like bank statements, pay stubs and tax returns
• Provides information such as loan amount, type of loan, maximum property purchase price, length of loan term, loan rate, and maybe even payment details
• Vital step to get you in to a property

It really depends on your pace and the market. Some buyers find “the one” on day one. Others take months. Most of our clients spend 1–2 months actively viewing homes before feeling confident to write an offer. From there, if your offer is accepted, we usually go through about a week of due diligence (home inspection, document review, etc.). After that, the closing period—the time between going firm and getting the keys—is most often 6–8 weeks. Altogether, a typical buying journey runs 2.5 to 4 months.

That said, we move at your speed. Whether you need to find something yesterday or want to take your time, we’ll be there every step of the way, 7 days a week.

There’s more to buying a home than just the sticker price. Here’s a quick overview of the common costs:

Upfront & Required:

Down Payment: Minimum 5% of the purchase price, due when you go firm on a deal.

Legal Fees: Around $1,500–$2,000 to handle paperwork and conveyancing.

Property Transfer Tax (PTT):

• General rule: 1% on the first $200,000 + 2% on the rest (higher tiers apply above $2M).
• First-time buyers: Full exemption on the first $500,000 for homes up to $835,000; partial exemption up to $860,000.
• Newly built homes: Full exemption for homes up to $1,100,000; partial exemption up to $1,150,000.

GST (5%): Applies only to new or substantially rebuilt homes. Ask if it’s included in the price.

Other Possible Costs:

• Home inspection (~$400–$600)
• Appraisal fee (around $300, if not covered by the lender)
• Mortgage default insurance (required if your down payment is under 20%)
• Moving expenses + potential strata move-in/out fees
• Title insurance, land surveys, or lender-related fees (varies by lender)
• Reimbursements to seller for prepaid items (like property taxes or strata fees)

Rebates & Tax Credits:

BC Home Owner Grant: May reduce your property taxes by up to $570.

Federal First-Time Home Buyers' Tax Credit: A $750 rebate at tax time if eligible.

It sounds like a lot, but we’ll walk you through it all. The key is knowing what to plan for so there are no surprises later.

Once your deal is firm, the focus shifts to preparing for completion, the day legal ownership transfers to you. Here’s what to expect:

1. Hire a lawyer or notary early. They’ll guide you through the paperwork and coordinate with the seller’s legal team.
2. Choose how to hold title (usually as joint tenants or tenants-in-common if buying with a partner).
3. Your legal rep handles the paperwork—title search, tax and strata info, lender documents, and the official Statement of Adjustments (a final breakdown of who pays what).
4. You’ll meet a few days before closing to sign everything and bring in your remaining funds.
5. On completion day, the lawyer/notary registers the sale and mortgage, transfers the money to the seller, and confirms you’re the new legal owner.
6. On possession day (often the next day), we’ll hand you the keys and officially welcome you home.

We’ll help coordinate each step and stay looped in with your legal team so nothing gets missed.

Good question. The answer depends on what you’re buying. Here’s a general guide:

• Timing: Coverage should be in place for the completion date, even if you don't take possession until later. That’s when risk legally transfers to you.
• Houses: You’ll need a homeowner’s policy that covers the structure, contents, liability, and more. Lenders usually require this to release mortgage funds.
• Condos: The building’s insurance covers common property and the original structure, but not your contents, upgrades, or personal liability. You’ll need a strata owner’s (condo) policy to fill those gaps.

Things to talk to your broker about:

• Coverage for strata deductibles (some buildings have deductibles as high as $500,000)
• Protection for improvements made by you or previous owners
• Additional living expenses if your home becomes uninhabitable
• Earthquake coverage, especially in the Lower Mainland

Insurance needs vary, and the landscape changes frequently. We always recommend working with a trusted insurance professional who can tailor coverage to your specific property and building. If you’d like a referral, we’re happy to connect you with someone we trust.

Most homes in BC are freehold, meaning you fully own the property and the land it's on. But in some cases, especially in parts of Vancouver, you’ll see leasehold homes.

With a freehold property, you own it outright. You can live there, rent it, renovate it, or sell it whenever you like. Ownership is indefinite.

With a leasehold property, you’re buying the right to use the property for a set period, typically 99 years from the original agreement. The land itself is owned by another party, often the government, a non-profit, or a private developer.

Things to consider with leasehold:

• Often priced lower than comparable freeholds
• Financing can be more complicated, and down payments may be higher
• The closer a lease is to its expiry date, the harder it can be to sell or refinance
• Your rights are tied to the terms of the lease, not full ownership

Leaseholds aren’t bad, but they aren’t for everyone. We’ll help you understand the fine print and whether one makes sense for your goals.

Buying a foreclosure in BC means entering a court-ordered sale process. It can be a good opportunity, but it’s definitely not your average transaction.

Here’s what makes it different:

• You're negotiating with the lender, not the owner.
• The sale is “as is, where is”. nThere are no guarantees on the property's condition.
• Even after your offer is accepted, it’s subject to court approval.
• At the court hearing, other buyers can show up with competing offers. The judge reviews them all and chooses the winner.
• If you're the successful buyer, you get a Vesting Order, which clears financial charges from the title.

Court-ordered sales require due diligence, patience, and a strong understanding of the risks. We understabd the process and will make sure you know what to expect at every step.

Great question because completion and possession are two different things.

• Completion day is when the legal transfer of ownership happens. Your lawyer or notary registers the sale and the seller gets paid. That’s the day your name officially goes on title.
• Possession day is when you actually get the keys and can move in. It’s typically 1–3 days after completion, as written into your offer. This gives the seller time to move out and ensures a smooth handover.

Unless negotiated otherwise, you’ll get keys around midday on possession day, and we’ll personally hand them to you once we get confirmation from the seller’s side that everything’s clear.

Most likely yes, but not without a little homework first.

If you’re buying a strata property and want to renovate, it’s important to know that many changes require written approval from the strata council. Even simple updates like new flooring, bathroom upgrades, or lighting changes might need permission, especially if they affect other units or shared systems.

Here’s what to expect:

• You can’t apply for approval until you legally own the unit (on completion day).
• The process can take time. Many councils meet monthly and may require extra documentation, like contractor info or insurance certificates.
• You may need to sign an alteration agreement taking responsibility for the work and future maintenance.
• Some upgrades might need permits or a vote of other owners.
• If a previous owner did work without approval, you could inherit the liability. We’ll help you check the records before you buy.

Bottom line: You can likely make your space your own, but strata rules and timelines apply. We’ll help you navigate the process so there are no surprises.

Buying a pre-sale means purchasing a home before it’s built, sometimes years before move-in day. It can be exciting, but it’s not quite the same as buying a resale home.

Here are some key things to know:

• You're buying a contract, not a finished product. A pre-sale purchase is a legal agreement to buy a future home, based on floorplans and a developer’s disclosure statement.
• Deposit structures vary. Expect to pay 5–20% in stages, with your money held in trust or released under strict conditions. Unlike resale, your mortgage doesn’t start until the building is complete.
• Delays can happen. Construction timelines can shift. You might need to arrange temporary housing if your current lease or home sale ends before your new place is ready.
• Not everything in the display suite is included. Ask what’s standard vs. optional upgrades. Get details in writing, including whether GST is included in the price.
• Strata fees are estimated. They may change once the building is up and running.
• Bylaws still apply. Make sure you know about any restrictions on pets, rentals, or renovations.
• Assignments may or may not be allowed. Want to sell your contract before move-in? You’ll need to know the developer’s rules and any fees attached.

The pre-sale process has more moving parts and legal fine print, so it’s crucial to have a REALTOR® and lawyer who’ve done this before. We’ll help you weigh the risks and benefits and keep things moving smoothly from deposit to key day.