If you’re in the process of buying a home, congratulations! This is such an exciting season — full of big dreams, fresh starts, and new opportunities.
But let’s be honest: the home buying process can also feel overwhelming, especially if you’re a first-time home buyer. There are contracts to understand, finances to organize, inspections to schedule… and a lot of decisions to make. You likely want to make sure you get everything right so that the process goes as smoothly and quickly as possible.
If you’re wondering how buying a house really works and what steps you should take first, these practical home buying tips will help you feel confident and prepared.
Get Pre-Approved for a Mortgage
One of the most important first steps in buying a home is getting pre-approved for a mortgage. A mortgage pre-approval tells you exactly how much a lender is willing to loan you based on your income, debt, and credit score.
This step:
- helps you set a realistic home buying budget
- shows sellers you’re a serious buyer
- allows you to move quickly when you find “the one”
It also protects you from falling in love with a house that’s outside your price range.
Many first-time buyers focus only on the down payment and monthly mortgage payment. But the true cost of buying a house includes:
- closing costs
- property taxes
- homeowners insurance
- maintenance and repairs
- HOA or strata fees (if applicable)
- utilities and services
When I bought my duplex, my mortgage broker pre-approved me slightly higher than my final purchase price. That extra breathing room helped cover additional costs without stress. A good rule of thumb? Plan to set aside 1–3% of your home’s value each year for maintenance.
Work With a Realtor You Trust
Yes, you can buy a home without a realtor. But having a knowledgeable real estate agent on your side makes the entire home buying process smoother — especially for first-time buyers.
A good realtor will:
- help you stay within your budget
- send you listings that truly match your needs
- guide you through offers and negotiations
- connect you with trusted professionals (home inspectors, real estate lawyers, mortgage brokers)
Before working with a realtor, I spent hours browsing listings myself. But it was my realtor who ultimately found the duplex I ended up buying — and handled the details I didn’t even know to look for.
Think Long-Term When Buying a House
While viewing homes, try to look beyond the staging and fresh paint. Ask yourself:
- Will this home still work for me in 5 years?
- Is there room to grow?
- Would this property be easy to resell if needed?
Buying emotionally is common. Buying strategically is smart. A good realtor will also help you evaluate long-term value, local market trends, and neighborhood growth potential.
Research the Neighbourhood Carefully
When buying a home, remember: you’re not just buying a house — you’re choosing a neighbourhood. Before making an offer, research:
- school districts
- commute times
- nearby amenities (groceries, parks, healthcare)
- crime rates
- future development plans
For example, while I work from home, my teenagers take transit to school every day. Each time I looked at a prospective home to buy, I looked up how long it would take for them to get to school buy bus from that address. This ultimately ruled out a few neighbourhoods that didn’t have good access to transit.
If possible, visit the area at different times of day. Morning traffic, evening noise, and weekend activity can all give you a clearer picture of what daily life will actually feel like. What looks like a quiet road may turn into a parking lot when everyone is coming home from work.
Hiring a local realtor is especially helpful here, since they often know details you won’t find online.
Never Skip the Home Inspection
A home inspection is one of the most critical steps in the home buying process. Even if the seller provides a pre-sale inspection, you should still arrange your own. This protects you and ensures you understand the true condition of the property before finalizing your purchase.
If you can, attend the inspection. Watching the home inspector in action gives you valuable insight into:
- the roof and foundation
- electrical and plumbing systems
- heating and cooling systems
- signs of water damage or structural issues
Once you receive the inspection report, read it carefully. Ask questions. And don’t be afraid to use the findings to negotiate repairs or adjust your offer price.
Prepare for Moving Day
Once you’ve secured your new home, it’s time to plan your move.
Self-storage units can be incredibly helpful if you need to:
- declutter and stage your current home
- manage a long-distance move
- bridge a gap between move-out and move-in dates
Be realistic about the space you need — larger units and longer rental periods will cost more. Choosing storage close to your home can also save time and hassle.
When it comes to moving, you have options:
- move everything yourself
- hire a moving company just to get your possessions from one home to the next
- use a full-service packing and moving service
Each option has pros and cons depending on your budget, timeline, and energy level. I’ve personally done everything from DIY moves to hiring full-service movers — and convenience definitely comes at a price!
Avoid Big Financial Changes Before Closing
Here’s a home buying tip many people don’t realize: lenders often re-check your finances before closing.
Until the keys are in your hand, avoid:
- opening new credit cards
- financing furniture or appliances
- buying a car
- changing jobs
- making large unexplained bank deposits
Even small financial changes can delay or jeopardize your mortgage approval.
Move-In Tip: Change the Locks
Once you move into your new home, change the locks. You never know who may still have a spare key from previous owners. A local locksmith can handle this quickly, or you can replace the locks yourself — which is what I did after buying my duplex. It’s a simple step that provides immediate peace of mind.
Final Thoughts on Buying a Home
Buying a house is one of the biggest financial decisions you’ll ever make — and yes, it can feel stressful at times. But with the right preparation, a solid team, and a clear plan, the home buying process doesn’t have to be overwhelming.
Take it one step at a time.
Ask questions.
Do your research.
Slow and steady truly wins the race when it comes to buying a home.
And before you know it, you’ll be holding the keys to a place you can finally call your own.
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