First-time buyers
Your first home, made simple.
Know your real budget before you shop, use every program you're entitled to, and understand every number before you sign.
Overview
How I can help
Buying your first home is exciting, and it comes with a lot of new words: pre-approval, amortization, mortgage insurance, the stress test. My job is to turn those into plain language and a clear plan.
I compare options from several lenders, show you what your payment would really be, and help you find a budget you can carry comfortably, not just the biggest number a bank will approve.
Step by step
What working together looks like
A free first call
We talk about your goals, income and savings. No credit check, no paperwork.
Your real budget
I work out what you'd qualify for under today's rules, and what payment feels comfortable for your life.
Pre-approval
I gather your documents once and ask a lender for a pre-approval, often with a rate hold while you shop.
Offer to keys
When your offer is accepted, I handle the lender's conditions and work with your lawyer through closing.
What to have handy
- Photo ID
- A job letter and two recent pay stubs
- Your last two years of T4s or Notices of Assessment
- Statements showing where your down payment is coming from
Please don't email ID or bank statements. I'll share a secure way to send them.
Good to know in Alberta
- Minimum down payment: 5% of the first $500,000, plus 10% of the part between $500,000 and $1.5 million. Homes of $1.5 million or more need 20%.
- First Home Savings Account (FHSA): save up to $8,000 a year, $40,000 in total, tax-free for your first home.
- RRSP Home Buyers' Plan: borrow up to $60,000 from your RRSP toward your first home.
- First-time buyers can choose a 30-year amortization on an insured mortgage, for a lower payment.
- Alberta has no land transfer tax, only land title and mortgage registration fees.
Questions
First-time buyers: common questions
How much down payment do I need for my first home in Alberta?
At least 5% of the first $500,000 of the price, plus 10% of any part between $500,000 and $1.5 million. For example, a $650,000 home needs at least $40,000 down. Homes of $1.5 million or more need 20% down.
What is mortgage insurance, and do I need it?
If you put down less than 20%, your mortgage must be insured, usually through CMHC. The premium is added to your mortgage rather than paid up front: 4.00% of the mortgage with 5% to 9.99% down, 3.10% with 10% to 14.99% down, and 2.80% with 15% to 19.99% down.
Can I use my FHSA and RRSP together?
Yes. You can use your First Home Savings Account and the RRSP Home Buyers' Plan for the same home, as long as you meet each program's rules. I'll help you plan the timing.
Will a first call affect my credit score?
No. The first call has no credit check. A credit check only happens at pre-approval, and only with your written permission.
How long does a pre-approval last?
Many lenders hold a pre-approved rate for about 90 to 120 days. If rates drop in that time, you usually get the lower rate when you buy.
Keep exploring
Where to next?
Let's talk about your plan.
A free, no-pressure first call. No credit check, no paperwork.