How long does the home buying process take?

Typically 3 to 6 months from pre-approval to closing. Pre-approval and house hunting take a few weeks to a few months, and once your offer is accepted, closing usually follows 30 to 90 days later.

Do I need a home inspection?

Yes, it is strongly recommended. A licensed inspector checks the roof, structure, electrical, plumbing, and heating so you know exactly what you are buying before you remove your conditions.

What are closing costs for buyers in Ontario?

Usually 1.5% to 4% of the purchase price. That includes Ontario’s land transfer tax, legal fees, title insurance, and lender fees, and first-time buyers may qualify for a land transfer tax rebate.

Your Home Buying Checklist | Moving to Oshawa

Before You Start

Lay the groundwork for a successful home search

Check Your Credit Score Your credit score shapes the rate you qualify for and how much lenders will approve. Pull your reports from Equifax and TransUnion, correct any errors, and give your score time to improve before you apply. Save for Your Down Payment Most lenders want at least 5% down on the first $500,000 of the purchase price. A First Home Savings Account (FHSA) lets first-time buyers in Ontario save tax-free, and the Home Buyers’ Plan lets you borrow from your RRSP toward the down payment. Get Pre-Approved for a Mortgage A pre-approval shows sellers you are serious and locks in your rate for a set period. Lenders who know Oshawa’s appraisal patterns can move quickly when the right home comes up. Understand Your Budget Your mortgage is only part of the picture. Add property tax, utilities, insurance, and maintenance, plus closing costs like Ontario’s land transfer tax (Oshawa has no municipal land transfer tax), which first-time buyers can offset with the provincial rebate. Hire a Buyer’s Agent A buyer’s agent represents your interests, not the seller’s, and handles the negotiation, paperwork, and conditions. Keith and Lisa are licensed brokers and Master Certified Negotiation Experts who work with buyers across Oshawa and Durham Region.

House Hunting

Find the home that fits your life

Define Your Must-Haves Separate the non-negotiables from the nice-to-haves: bedrooms, commute time, yard, parking, and school catchment. Write your list down before you start touring so every home is judged against the same criteria. Research Oshawa Neighbourhoods Oshawa’s character changes street by street: heritage brick in Central Downtown, lakefront parks in Lakeview, family suburbs in Vanier and North Oshawa, and new builds in Kedron and Taunton. Spend a weekday and a weekend in each area you shortlist, and check the school catchments if you have kids. Start Viewing Properties Book showings for homes that match your criteria and compare them side by side. From each one, time the drive to the GO station or Highway 401, and note how the commute would work for Ontario Tech University or Durham College if that matters to you. Evaluate Each Home Objectively Keep emotion out of the decision. Compare the age of the roof and furnace, the basement condition, and the quality of any renovations on a consistent basis, so homes compete on facts rather than staging.

Making an Offer

Navigate the negotiation with confidence

Work With Your Agent on Offer Strategy Before anything goes in writing, your agent will research recent sales in the neighbourhood, gauge the competition, and help you settle on price, deposit, and closing date. Include the Right Conditions Conditions on financing and home inspection protect you. In a balanced market like Oshawa’s, well-timed conditions rarely cost you the home, and your agent will advise on the wording and deadlines. Negotiate With Confidence Expect some back and forth. As Master Certified Negotiation Experts, Keith and Lisa advocate for your price, terms, and timeline through every counteroffer, and they will tell you plainly when a home is worth walking away from.

Under Contract

Cross the finish line to closing

Schedule a Home Inspection Book a licensed home inspector within your condition period. In Oshawa, pay close attention to basements, older roofs, and any renovations that may not have permits. Confirm Your Mortgage Financing Send your lender the accepted offer and complete the full application. Your pre-approval becomes a firm commitment once the property is appraised and your file is approved. Review All Documents Your real estate lawyer reviews the offer, the title, and the closing documents, and registers the transfer with the province. Ask questions early, especially about adjustments for property tax and utilities. Arrange Home Insurance Your lender requires insurance before closing. Get quotes early and confirm your policy covers the home’s age and construction, plus any basement suite, with full liability.

Closing Day

Welcome home

Complete the Final Walkthrough Visit the home one last time to confirm it is in the agreed condition, that repairs were completed, and that nothing was removed that should have stayed. Transfer Funds for Closing Arrange a certified cheque or wire for the balance of your down payment and closing costs. Your lawyer will give you the exact amount and the deadline. Sign the Documents You will sign the mortgage and transfer documents at your lawyer’s office or remotely. Once everything is registered, the City of Oshawa updates the property tax account and you officially own the home. Get the Keys! Pick up the keys and celebrate. Change the locks, confirm your utilities are active, and start making the place yours.

Your Home Buying Checklist

Before You Start

House Hunting

Making an Offer

Under Contract

Closing Day

Frequently Asked Questions

Ready to start?