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Ottawa First-Time Buyer Guide

The checklists Narges uses with her own clients, from the first conversation to keys in hand. Tick things off here (this browser remembers), print it, or keep the PDF.

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01The Ideal Buyer ProgramExpert buyer representation, plus a $2,000 closing credit paid after closing. 02Buyer ChecklistYour roadmap from first conversation to keys in hand. 03House Hunting TrackerScore each home while it is still fresh in your mind. 04Condo & Status Certificate QuestionsWhat to ask before you commit to a condominium.

01 · The Ideal Buyer Program

Expert buyer representation. Plus a $2,000 closing credit.

$2,000

Paid after closing. Funded by Narges personally. When you buy a home with Narges as your buyer’s representative under an exclusive Buyer Representation Agreement, Narges pays you a flat $2,000 CAD closing credit from her own share of the commission, within 30 days after closing. It is sized for the costs that land in the last two weeks of a purchase: land transfer tax, legal fees, title insurance, moving.

The program schedule is signed with your Buyer Representation Agreement before any offer; it applies only when the brokerage receives the full buyer-side commission at or above the program minimum, and only if your lender permits it. Private sales, no-commission assignments and homes listed by Narges are excluded. Not combinable with other offers. How the program works · Full terms

02 · Checklist 01

Buyer Checklist

Your roadmap from first conversation to keys in hand.

0 of 33 done ·

Prepare your finances

Check your credit report through Equifax or TransUnion
Confirm your down payment source and season the funds for 90 days
Total your monthly debt payments and calculate your debt service ratios
Get a written mortgage pre-approval with a rate hold
Decide on a realistic monthly payment, not just a maximum approval
Budget 1.5% to 4% of purchase price for closing costs
Gather two years of T4s, recent pay stubs, and Notices of Assessment
Estimate Ontario Land Transfer Tax and check first-time buyer rebate eligibility
If self-employed, gather two years of T1 Generals and business financials
Ask about the First Home Savings Account and RRSP Home Buyers' Plan

Find the right home

List your non-negotiables separately from your nice-to-haves
Choose target neighbourhoods and visit them at different times of day
Set up automatic listing alerts matching your criteria
Check commute times in actual rush-hour traffic
Review recent comparable sales in each area
Book showings and take photos and notes at every one
Research school catchments directly with the school board
Drive by shortlisted homes on a weekday evening and a weekend

Make your offer

Review comparable sales before deciding on price
Decide which conditions you need: financing, inspection, status certificate
List which chattels are included and which fixtures are excluded
Review the full Agreement of Purchase and Sale before signing
Agree on deposit amount and confirm certified funds are ready
Understand your irrevocable deadline
Confirm the requested closing date works for your financing and move

After acceptance

Deliver the deposit within the timeline in the agreement
Send the signed agreement to your mortgage broker and lawyer immediately
Book your home inspection right away
Order and review the status certificate if buying a condo
Satisfy or waive each condition in writing before its deadline
Arrange home insurance and give the binder to your lawyer
Book movers and arrange utility transfers
Do your final walk-through before closing

03 · Checklist 07

House Hunting Tracker

Score each home while it is still fresh in your mind. Fill this out in the car before you drive away; after the fifth showing they blur together, and the notes are what save you. The PDF has a table for several homes side by side; here, score one home at a time and clear it for the next.

1 = poor · 5 = excellent ·

Location and neighbourhood feel12345
Commute and transit access12345
Curb appeal and exterior condition12345
Layout and flow12345
Kitchen12345
Bathrooms12345
Bedroom sizes and closets12345
Storage throughout12345
Basement condition and dryness12345
Natural light12345
Yard and outdoor space12345
Parking12345
Roof, windows, and furnace age12345
Noise levels12345
Renovation work required12345

Total: 0 of 75.

04 · Checklist 16

Condo & Status Certificate Questions

What to ask before you commit to a condominium. In Ontario, condominiums are governed by a condo corporation under the Condominium Act, not a homeowners’ association. The status certificate is the key document; your lawyer has ten days to review it.

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Financial health

What are the current monthly common element fees?
How much have fees increased in each of the last five years?
What is the current balance of the reserve fund?
Is the corporation funding the reserve at the recommended level?
Is there any special assessment pending, planned, or recently completed?
What percentage of owners are in arrears on their fees?
When was the last reserve fund study, and what did it recommend?
Is the corporation operating at a surplus or a deficit?

What the fees cover

Which utilities are included and which are additional?
Is the unit separately metered for hydro or water?
Are parking and locker fees included or billed separately?
What amenities are included, and are any pay-per-use?
Does the fee include building insurance, and what does it cover?

Rules & restrictions

Are there pet restrictions on size, breed, or number?
What are the parking and visitor parking rules?
What are the rules on balcony use, barbecues, and storage?
What approvals are needed for renovations or flooring changes?
Are short-term rentals permitted?
Are there noise or quiet-hour rules?
Are there restrictions on leasing the unit at all?

Building condition & management

Is the corporation self-managed or professionally managed?
What is the age and condition of the roof, windows, and building envelope?
What projects are planned in the next five years?
Have there been any recurring issues with water infiltration, elevators, or HVAC?
What major projects have been completed in the last five years?
How responsive is management to owner requests?

Legal & governance

Is the corporation involved in any litigation?
How often does the board meet and are minutes available to owners?
Are there any outstanding orders or compliance issues?
What percentage of units are owner-occupied versus rented?
Has the declaration or by-laws been amended recently?

Documents to request

The status certificate and all attachments
The declaration, by-laws, and rules
The current budget and most recent financial statements
The most recent reserve fund study
Recent board meeting minutes
The insurance certificate

Ready when you are

Go through it with Narges.

A free, no-obligation consultation: thirty minutes about your budget, your timeline and the Ideal Buyer Program.

Book a free consultation

$2,000 closing credit paid after closing on qualifying purchases under an exclusive Buyer Representation Agreement. Conditions apply. Full terms at ottawaidealhomes.ca/buyers/terms.

Narges Shahsavarani, REALTOR® · Royal LePage Team Realty, Brokerage

Not intended to solicit buyers or sellers currently under contract with another brokerage. Royal LePage Team Realty, Brokerage, independently owned and operated.