Your next home.
A clear plan to get there.
The right purchase starts with more than a property search. It starts with understanding your budget, choosing a community that fits your life, and knowing what to check before you commit.
I help you weigh the options, assess value and negotiate with a clear view of what matters to you.
Start with a budget that works for your life.
Before booking showings, speak with a mortgage lender or broker and set a comfortable purchase range. Your borrowing limit is one part of the picture. Your monthly commitments, savings goals and room for unexpected expenses matter too.
Understand your financing
Review your income, debts, down payment and mortgage options with your lender. Ask about payment changes, prepayment privileges, penalties and how long any rate hold lasts.
A mortgage preapproval helps guide your search. Final approval still depends on the property and your lender's requirements.
Allow for the full cost
Budget for your down payment plus legal or notary fees, an inspection, any lender-required appraisal, moving and adjustments on completion.
Ask your legal professional about property transfer tax, any available exemptions and whether GST or other taxes apply to your purchase. Include ongoing property taxes, insurance, maintenance and strata fees where applicable.
Already own a home? We should estimate your sale proceeds and review the timing of both transactions before you commit to the next purchase.
Canadian mortgage calculator
Explore how your mortgage amount, interest rate and payment schedule affect your payments. All amounts are in Canadian dollars.
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Estimates assume the entered rate remains constant, payments are made on schedule and there are no additional prepayments or fees. Regular weekly and biweekly payments use the monthly payment multiplied by 12 and divided by 52 or 26. Accelerated payments use one quarter or one half of the monthly payment. Lender calculations and rounding may differ.
Payments exclude property taxes, strata fees, home insurance and other ownership costs. This estimates payments, not borrowing eligibility. Confirm your rate, compounding method, insurance premium and financing with your lender or mortgage broker.
Let's put your purchase plan together →Choose the community before the floor plan.
A home should support the way you live. Compare your commute, access to parks and shops, transit, schools and the amount of upkeep you want. Separate your must-haves from the features you can change later.
Richmond, neighbourhood by neighbourhood
Consider Steveston and London Landing, Terra Nova, Central Richmond and the neighbourhoods in between. Visit at different times of day, test the commute and look beyond the listing photos.
Explore the wider region
If your plans take you beyond Richmond, we can compare options in Ladner, Tsawwassen, North Delta, Vancouver and White Rock against your budget and daily routine.
Confirm school catchments and enrolment directly with the school district. For any property, we can identify the municipal information and property-specific questions worth investigating.
Explore Richmond & Greater Vancouver →Evaluate the property, not just the presentation.
An attractive home still needs careful review. I help you compare recent sales, condition, location and the costs or restrictions that could affect your decision.
Detached homes & duplexes
- Inspect the building and understand immediate repairs and longer-term maintenance.
- Review title, easements and other registered charges with the appropriate professionals.
- Investigate permits and approvals for additions, renovations or suites.
- Confirm zoning and any proposed use or redevelopment plans with the municipality.
- Understand tenancy arrangements if the property is occupied.
Future potential needs verification. A listing description alone is not confirmation of what can be built or how a property can be used.
Condos & townhomes
- Review the Form B, bylaws, meeting minutes and financial documents.
- Consider the depreciation report, contingency reserve fund and planned work.
- Check insurance coverage, deductibles and any special levies.
- Confirm parking and storage arrangements and rules affecting your plans.
- Arrange an inspection appropriate to the property.
You are buying into a building and a strata community. Its maintenance and finances deserve as much attention as the unit itself.
Let evidence guide the negotiation.
There is no single percentage below asking that makes sense for every home. We assess comparable sales, the property's condition, competing options and the seller's circumstances, then decide on a strategy that fits your priorities.
Price is only part of the offer
We also consider the deposit, included items, completion and possession dates, and any conditions. You should understand each term and the funds you need before signing.
Allow time for due diligence
Conditions may address financing, inspection, insurance, title or strata-document review. The wording and deadlines matter. We work with the relevant professionals to resolve questions before you decide whether to remove conditions.
A subject-free offer can expose you to significant risk. We will discuss the implications before you decide whether it is appropriate for your situation.
Know what happens between the offer and the keys.
Once the purchase is firm, keep your lender, legal professional and insurance provider informed. I help you track the agreed dates and practical steps so the move stays organized.
Before completion
Arrange your lawyer or notary, finalize financing and insurance, and confirm when and how the required funds must be delivered. Review the statement of adjustments with your legal professional.
Book movers, arrange utilities and, for a strata property, confirm elevator bookings and move-in requirements.
Completion & possession
Completion is when the purchase funds and transfer of ownership are handled. Possession is when you are entitled to take occupancy under the contract. These dates may be different.
We confirm the key arrangements and address any agreed steps leading up to possession.
One move. Two transactions. A coordinated plan.
Whether you are moving up or downsizing, the timing of your sale can shape your next purchase. We will compare selling first and buying first, estimate the proceeds available, and discuss the risks of carrying two homes or needing temporary accommodation.
If bridge financing may be needed, confirm its availability and conditions with your lender before relying on it.
A little clarity before your next move.
Should I get preapproved before looking at homes?
Yes, it is a useful starting point. It helps establish a realistic search range and flags financing questions early. Preapproval is not a guarantee of financing for a particular home, so confirm the lender's property-specific requirements before removing a financing condition.
Should I sell my current home before buying?
That depends on your finances, the market for your current home and how specific your next-home needs are. Selling first clarifies your available proceeds, but may require temporary accommodation. Buying first may give you more time to choose, but brings carrying-cost and sale-timing risks. We can compare both approaches with your lender's input.
How do we decide what to offer?
We compare recent sales and competing listings, consider condition and location, and review the terms that matter to both parties. The asking price is a reference point. Your offer should reflect the evidence and the level of risk you are comfortable taking.
What should I check when buying a condo or townhome?
Look at the unit and the strata as a whole. Review the relevant strata documents, finances, insurance, maintenance plans and bylaws. Confirm how parking and storage are assigned, and investigate planned work or levies that could affect your budget.
What costs should I budget for beyond the purchase price?
Plan for legal or notary fees, inspection costs, any required appraisal, moving and completion adjustments. Property transfer tax and GST may apply depending on the transaction. Your lender and legal professional can help you confirm the costs and any exemptions before you commit.
Can you help if I am only starting to plan?
Absolutely. An early conversation can help you narrow the communities and property types that fit, understand the likely budget, and decide what to do first. You do not need to have a home picked out to begin.
Start with a conversation.
Tell me where you are in the process, what you are looking for, and whether you have a home to sell. We can put the next steps in order.
Michael Cowling, REALTOR®
Richmond & Greater Vancouver