Buying
Buy with clarity.
A calm, well-explained path from the first conversation to keys in hand.
HomeBuying
Who I Help
Every buyer starts somewhere different.
Whatever stage of life you’re in, the goal is the same: a home that fits, at a price that makes sense, with no surprises along the way.
First-time buyers
I’ll walk you through every term, cost and step, so nothing feels like a surprise.
Growing families
Schools, space, commute and community, weighed together to find the right fit.
Downsizers
A thoughtful move toward less upkeep, without giving up the things you love.
Moving to Oakville
Honest neighbourhood insight from someone who has lived across town.
Looking to rent first? I help tenants find the right lease, too.
The Process
The buying process, step by step.
Think of it as a lesson plan for your move. You’ll always know where we are, what comes next and why.
We start with a conversation
Your goals, timing, must-haves and budget. We map out what matters most before we look at a single home.
Know your numbers
I’ll connect you with trusted mortgage professionals so you know your price range, and your options, before you shop.
Find the right fit
We compare communities by lifestyle, schools, commute and value, so the search starts in the right places.
Tour with honest notes
Curated showings with candid feedback on each home’s strengths, trade-offs and long-term value.
Make a confident offer
Recent comparable sales and a clear strategy behind every offer, with every condition and clause explained.
Closing, coordinated
Inspections, deposits, lawyers and closing day, organized and explained, so the last step feels as calm as the first.
Buyer Q&A
Your buying questions, answered.
Buying a home comes with a lot of new terms. Here are the questions I hear most, in plain language. If yours isn’t here, just ask.
Ask Emily a QuestionYes. A pre-approval tells you what you can comfortably spend, locks in a rate for a period of time and shows sellers you’re a serious buyer. I’m happy to connect you with trusted mortgage professionals.
In Canada the minimum is 5% of the first $500,000 and 10% of the portion above that, up to $1.5 million. Homes over $1.5 million need at least 20% down. With less than 20% down you’ll need mortgage default insurance, which your lender will add to the mortgage. Your mortgage professional will confirm the exact figures for you.
Beyond the down payment, plan for land transfer tax, legal fees, title insurance, a home inspection and adjustments for things like prepaid property taxes. Buying in Toronto adds a municipal land transfer tax. First-time buyers may qualify for a land transfer tax refund. I’ll walk you through an estimate before you start.
In many cases the seller’s brokerage shares its commission with the buyer’s brokerage, but it depends on the property. Before we start, we’ll sign a buyer representation agreement that sets out exactly how I’m paid, so there are no surprises.
Common conditions include financing, a home inspection, a lawyer’s review of a condo status certificate and, sometimes, the sale of your current home. Each one protects you in a different way, and I’ll explain the trade-offs in a competitive market.
The deposit amount is part of the negotiation, and it’s usually due shortly after your offer is accepted. It’s held in trust and goes toward your purchase price on closing.
Both can work. Buying first gives you certainty about where you’re going; selling first gives you certainty about your budget. We’ll look at your finances and the market together and choose the safer path for you.
Every search is different. Once an offer is accepted, closing dates are often 30 to 90 days out, and they can be negotiated to suit you.
AFFORDABILITY CALCULATOR
Quite affordable.
Start Here
Ready to start looking, or just starting to think about it?
Either way, a no-pressure buyer consultation is the best first step. We’ll talk through:
- Budget and pre-approval
- Neighbourhoods that suit your lifestyle
- Timing, and what today’s market means for you