Everything you need to buy a home in Calgary & area — explained in plain English, from saving for a deposit to getting the keys.
Lenders look at two main numbers: your gross debt service ratio (GDS) — housing costs as a share of your income — and your total debt service ratio (TDS), which adds other debts like car payments. Most lenders want these under roughly 39% and 44% respectively. But the bank's maximum isn't the same as your comfort zone — budget for property taxes, utilities, insurance, and a maintenance fund, not just the mortgage.
A pre-approval does three things: it tells you your real budget, it locks an interest rate for 90–120 days while you shop, and it makes your offer look credible to sellers. In a competitive situation, a fully pre-approved buyer with a solid deposit wins over a higher offer with no paperwork behind it.
Make two lists before you look at a single listing. Needs: the non-negotiables — number of bedrooms, commute limits, school catchment. Wants: the nice-to-haves — that garage, the ensuite, the big backyard. Homes that check every "want" are priced like it. The best value usually sits at "all needs met, most wants achievable later."
You can fix a kitchen. You can't move a house away from a busy road or toward a good school. Visit neighbourhoods at different times — a quiet street at 10am can be a different story at 5pm. Check drive times, transit, and where the nearest grocery, school, and park actually are.
Resale: established neighbourhoods, mature trees, visible condition, room to negotiate. New build: warranty coverage, modern efficiency, personalization — but builders' "list price" often excludes extras like fencing, landscaping, and window coverings, and possession dates can shift. I represent you in either scenario — including with builders, where having your own agent costs you nothing.
With condos you're buying into a corporation as much as a home. Condo fees, the reserve fund health, upcoming special levies, bylaws (rental restrictions, pet rules), and the condition of the building itself matter enormously. Your offer should always be conditional on reviewing condo documents — I'll help you get them and flag the warning signs.
A strong offer is a package: price, deposit size, conditions, closing date flexibility, and how clean the terms are. Sometimes a slightly lower offer with a bigger deposit and flexible possession beats a higher one loaded with conditions. I'll pull recent comparable sales so your number is backed by evidence, not vibes.
Offer → counter-offer → counter-counter → acceptance. Each round is time-boxed (typically 24–48 hours in Alberta). Emotion is the enemy of negotiation — I handle the back-and-forth so you can make decisions with a clear head, and I'll tell you honestly when it's time to walk.
For roughly $450–$600, a licensed inspector checks the roof, foundation, electrical, plumbing, heating, and moisture. No house is perfect — the goal is finding material defects: big-ticket issues you didn't price in. Depending on findings, we can renegotiate, ask for repairs, or exit within the condition window. I attend inspections with my buyers and translate the report into dollars.
In Alberta, a lawyer handles the title transfer, registers the mortgage, adjusts property taxes, and manages the funds. Expect roughly $1,000–$1,800 including disbursements. I'll coordinate the paperwork between your lender and your lawyer so nothing falls through the cracks.
Before closing we do a walkthrough to confirm the home is in agreed condition and inclusions (appliances, fixtures) are intact. On possession day, funds move, keys release, and the house is yours. Typically you'll also get utility accounts set up in advance — I provide a checklist so nothing gets missed.
Let's build your home search plan — free, no pressure, and you'll know exactly what your next step is.
