1. Get pre-approved. Talk to a mortgage broker or your bank before you start viewing. A pre-approval sets your budget, can hold an interest rate for a period of time, and shows sellers you're serious. Lenders qualify you at the federal stress-test rate, and your minimum down payment depends on the purchase price.

2. Define what you actually need. We'll separate must-haves from nice-to-haves: neighbourhood, commute, schools, strata or freehold, suite potential. Greater Victoria varies a lot between the Core, the Saanich Peninsula and the West Shore.

3. Search and view homes. Use the MLS search on this site, or browse by community. I'll book showings, point out issues I see in person, and pull comparable sales so you know what a home is actually worth before you offer.

4. Write the offer. BC offers use the standard Contract of Purchase and Sale. Together we set the price, the deposit (commonly paid within 24 hours of acceptance), the completion and possession dates, and subject clauses such as financing, inspection and, for condos and townhomes, review of strata documents.

5. The 3-day rescission period. For most residential purchases in BC, a buyer can rescind an accepted offer within three business days by paying the seller 0.25% of the purchase price. It's a safety net, not a substitute for subjects, so we still protect you with proper conditions.

6. Remove subjects. During the subject period you complete the home inspection, finalize your mortgage and review strata minutes, bylaws and the depreciation report. Once subjects are removed in writing, the sale is firm.

7. Completion. Your lawyer or notary transfers title, registers your mortgage and prepares the statement of adjustments. Budget for closing costs on top of your down payment: BC Property Transfer Tax (1% on the first $200,000 and 2% up to $2 million, with higher rates above that), legal fees, title insurance and property-tax adjustments. First-time buyers and buyers of newly built homes may qualify for a full or partial PTT exemption, so check the Province's current thresholds before you set your budget.

8. Possession. Keys are usually released on the possession date, which is typically the day after completion. I'll walk through the home with you and be there for the hand-off.

Why work with me: I've been a realtor in Victoria for about ten years with Engel & Völkers Vancouver Island, and my family has been on the Island for more than a century. I'll tell you what I'd want to know about a house, a building or a street before you commit. Questions about any step? Call or text 250-884-3498, or book a buyer consultation below.