Getting Ready to Act

If you’re within three months of buying, everything should be moving from preparation into execution.

Your financing needs to be fully lined up, and all expenses accounted for.

That means a current pre-approval based on today’s rates, income documents ready to provide, down payment funds verified, and RRSP withdrawals already coordinated if you’re using the Home Buyers’ Plan. Funds need to have met the required holding period, and processing times should be accounted for.

This is also the stage to avoid making financial changes that could affect your qualification. Taking on a new car payment, increasing credit balances, or changing employment can shift your approval range quickly. Keep your financial profile stable until the purchase is complete.

Your property search should move beyond browsing Realtor.ca.

An agent should have you set up on a targeted search that filters by your true criteria, not just broad price ranges. You should also be paying attention to:

• Exclusive listings
  
• Off-market conversations
  
• Listings that may be coming soon
  

The best opportunities are not always the ones that show up publicly first.

Availability matters in this window.

Well-priced homes can attract strong attention in almost any market. Keep your schedule flexible enough to see properties quickly. Waiting several days to book a showing can mean missing the right one.

By now, you should know your areas, your range, and your priorities. Showings become about fit and numbers.

If you’re selling first, timelines should already be coordinated. Listing dates, possession windows, bridge financing if required, and remaining prep work should be scheduled, not pending.

Three months moves quickly. The groundwork you’ve done in earlier stages should now translate into clean decisions and prompt action.