Home/Buyer Guide
Buying your first home in Alberta?
You're in the right place.
A plain-language, 9-step process for first-time buyers in Red Deer, Calgary, Edmonton and across Alberta — written by a licensed Realtor® who walks new buyers through this every week.
The short version
What you actually need to know.
You don't need to memorise the whole process — but a few decisions early on save weeks later.
Pre-approval comes first, before you start looking. Your Realtor® costs you nothing as a buyer — commission is paid by the seller. The deal itself usually takes 30 days from accepted offer to closing, with 5–10 days inside that for inspection and financing conditions.
The rest is detail: drafting the offer, navigating the inspection report, transferring the mortgage, and showing up on closing day. The 9 steps below cover each piece in plain language.
9 Steps
Pre-approval to keys.
Each step takes anywhere from a day to a few weeks. The full process — from first conversation to handing you keys — is usually 45 to 60 days.
- 01Day 1
Get pre-approved first, not last
Before you fall in love with a listing, sit down with a mortgage broker or your bank. Pre-approval tells you (a) the maximum you can borrow, (b) the rate you qualify for, and (c) any conditions. In Alberta you'll need 5% down on the first $500,000 and 10% on the portion above. Pre-approvals are typically valid for 90–120 days.
- 02Week 1
Set your wish list and your deal-breakers
Difference between "must-have" and "nice-to-have". A bigger garage might be a must-have; an upgraded kitchen is usually a nice-to-have — kitchens can be renovated; lot size and location cannot. Write down 5 must-haves and 5 nice-to-haves before showings.
- 03Week 1
Choose your Realtor® and sign representation
In Alberta, working with a Realtor® costs you nothing as a buyer — commission is paid by the seller's side. You'll sign a Buyer Brokerage Agreement defining the relationship, the duration, and the area covered. This is required by RECA and protects both sides.
- 04Weeks 2–4
Search with strategy
Once we know your criteria, I'll set you up with private MLS® alerts plus access to off-market RE/MAX network listings. We aim for 3–5 strong showings rather than 20 weak ones. Bring questions, take notes, trust your instincts on the second visit.
- 05Offer day
Make a written offer
Once you find the home, we draft the Offer to Purchase. Key fields: price, deposit, possession date, conditions (financing, inspection, RPR review), and inclusions. In a hot market we may also write a personal cover letter — sometimes that's what wins it.
- 06Days 1–10 after offer
Conditions period — the working week
If accepted, you usually have 5–10 business days to: confirm financing with the lender, complete the home inspection, review condo docs (if applicable), and review the Real Property Report. If any condition can't be satisfied, you walk away with your deposit.
- 07Mid-process
Conditions waived → firm deal
Once you waive conditions, the deal is firm. Your lawyer takes over from here — title transfer, mortgage instructions, insurance binder. You'll wire your down payment to your lawyer's trust account before closing.
- 08Closing
Closing day
Title transfers to you. Your lender sends the mortgage to your lawyer, your lawyer pays the seller, and we hand you the keys. In Alberta, possession is usually at noon — we'll do a walk-through that morning.
- 09After keys
Move-in & beyond
Change locks, set up utilities, update your address, file the First-Time Home Buyer Tax Credit if applicable. I stay in touch — for trades referrals, RPR updates, and your future moves.
FAQ
Common buyer questions.
The five questions every first-time buyer asks. Don't see yours? Send a message.
How much do I need for a down payment in Alberta?
5% on the first $500,000 and 10% on the portion above that, with default mortgage insurance under 20% down. CMHC, Sagen, and Canada Guaranty are the three insurers. Some lenders require larger down payments on rental/investment property.
How long does it take to buy a home from start to finish?
Typically 45–60 days end-to-end. Pre-approval and search can take 2–6 weeks; offer-to-close is usually 30 days though it can be as fast as 7 days or as long as 90.
What is a Real Property Report (RPR)?
The RPR is a current legal survey of the property showing structures, encroachments, and easements, accompanied by a municipal compliance stamp. In Alberta, sellers normally provide an RPR with compliance as a condition of the sale.
Do I really need a home inspection?
Yes, in almost every case — even on newer builds. An inspector spends 2–3 hours and produces a written report on roof, structure, electrical, plumbing, HVAC, and the building envelope. Cost is usually $450–$650.
What if I'm a newcomer to Canada?
Newcomer mortgage programs exist at most major lenders — typically requiring 35% down for non-permanent residents, with proof of income and Canadian credit history. I work with newcomer specialists across Red Deer, Calgary, and Edmonton.
Ready to start?
Let's get you pre-approved.
Send a quick note and I'll connect you with a Red Deer, Calgary, or Edmonton mortgage broker — and we'll line up your first set of showings within the week.