OTTAWA REAL ESTATE
11 Steps to Buying a House in Kanata and Ottawa
11 Steps to Buying a House
Buying a house in Kanata and Ottawa follows 11 clear steps: save the down payment, strengthen credit, confirm affordability, explore neighbourhoods, budget closing costs, get pre-approved, hire a buyer’s agent, tour homes, make an offer, satisfy the conditions, and close. Working through them in order keeps the purchase on track and prevents costly surprises.
This guide breaks down each step for local buyers, with the numbers and timelines that apply in Ontario. It is the detailed companion to the broader overview on buying a house in Ottawa.
Jason Polonski, a full-time REALTOR® with Right at Home Realty, guides buyers through all 11 steps seven days a week. Buyers can reach him by phone at (613) 601-9333 or by email at polonskiottawa@gmail.com.
| Step | Focus | When it happens |
|---|---|---|
| 1–3 | Down payment, credit, affordability | Months before the search |
| 4–6 | Neighbourhoods, closing costs, pre-approval | Weeks before the search |
| 7–8 | Buyer’s agent, house hunting | Active search |
| 9–11 | Offer, conditions, closing | Under contract |
Step 1 — Save for the Down Payment
The down payment is the buyer’s upfront share of the purchase price, and in Canada the minimum depends on price. Buyers put down at least 5% on the first $500,000, 10% on the portion between $500,000 and $1 million, and 20% on homes priced at $1 million or more.
Any down payment under 20% requires mortgage default insurance, which the Canada Mortgage and Housing Corporation explains in detail. Saving is easier with the right accounts, and Jason’s guide on how much is needed for a down payment breaks down the tiers.
First-time buyers can accelerate savings with a tax-deductible First Home Savings Account and a tax-free withdrawal of up to $60,000 through the RRSP Home Buyers’ Plan.
Step 2 — Strengthen Credit and Income
Lenders assess credit history and income stability before approving a mortgage. A credit score of about 680 or higher helps buyers secure the best rates, though insured mortgages generally require a minimum score around 600 for at least one borrower.
A steady income history, ideally two years in the same field, and manageable existing debt both strengthen an application. Buyers can review their standing using guidance from the Financial Consumer Agency of Canada before applying.
Paying down balances and avoiding new credit in the months before buying gives the strongest possible profile. Small improvements here can translate into a meaningfully lower interest rate over the life of the mortgage.
Step 3 — Assess Mortgage Affordability
Affordability is set by income, existing debt, the down payment and current interest rates. Lenders apply two ratios: gross debt service (housing costs) of roughly 39% or less, and total debt service (all debts) of roughly 44% or less.
Buyers must also pass the mortgage stress test, qualifying at the higher of their contract rate plus two percentage points or 5.25%. This ensures payments remain manageable if rates rise, and the Bank of Canada’s key interest rate is a useful signal to watch.
Knowing the true ceiling early keeps the search efficient. For buyers weighing whether to keep renting while they save, Jason’s renting versus buying in Ottawa comparison runs the numbers side by side.
Step 4 — Explore Ottawa Neighbourhoods
Ottawa offers everything from walkable central districts to spacious suburbs and rural acreage, so matching the neighbourhood to lifestyle is pivotal. Kanata and Stittsville suit families and tech professionals, Barrhaven offers newer builds and amenities, and Manotick and Carp appeal to buyers who want space.
Central choices like Westboro and The Glebe trade square footage for walkability and character. Commute, schools, transit and future resale all deserve weight alongside the home itself.
Buyers still deciding whether the city fits their goals can start with Jason’s take on whether Ottawa is a good place to buy a house, and the City of Ottawa site is a reliable source for services and transit.
Sell Your Ottawa Home for Just 1% Listing Commission
Why pay 2.5% listing commission to sell your home when you don't have to? Jason Polonski lists Ottawa homes for a simple 1% listing commission. Full MLS® and REALTOR.ca exposure, professional photography, powerful online marketing, expert pricing, and a skilled negotiator fighting for every dollar of your sale price. Top-tier service — you just keep thousands more when your home sells. Smart sellers are already making the switch. Your home deserves the best, and your wallet deserves a break.
Step 5 — Estimate Closing Costs
Closing costs are the expenses beyond the purchase price, and in Ontario they typically run about 1.5% to 4% of the price. They include land transfer tax, legal fees, title insurance, the home inspection and various adjustments.
Ottawa buyers pay the provincial land transfer tax but, unlike Toronto, no municipal land transfer tax. First-time buyers can claim a provincial refund of up to $4,000 under the Ontario land transfer tax refund program.
Title insurance protects against title defects and fraud, as explained by the Financial Services Regulatory Authority of Ontario. Buyers can estimate their tax with the Ottawa land transfer tax calculator.
Step 6 — Get a Mortgage Pre-Approval
A mortgage pre-approval confirms how much a lender will advance and locks in a rate for a set period, often 90 to 120 days. It defines a realistic budget and signals to sellers that the buyer is serious.
Pre-approval is different from pre-qualification, which is only a rough estimate. A full pre-approval involves verifying income, credit and down payment, giving buyers firm footing before they tour homes.
Jason connects buyers with trusted mortgage professionals and explains the process in his guide to mortgage pre-approval in Ottawa. A quick estimate is also available through the Ottawa mortgage calculator.
Get Cash Back When You Buy a Home in Ottawa
Can you get cash back when buying a home in Ottawa? Yes. Jason Polonski, a Chairman's Club REALTOR® serving Ottawa and Kanata, shares part of his commission with buyers — up to $3,000 cash back at closing.* You still get full-service, award-winning representation: expert pricing, sharp negotiation, and hands-on guidance from first showing to keys in hand. No cut corners and no rebate-only shortcuts — just real money back in your pocket when you buy your Ottawa or Kanata home.
Step 7 — Choose a Buyer’s Agent
A knowledgeable buyer’s agent streamlines the search, provides candid neighbourhood insight and negotiates on the buyer’s behalf. In Ontario, the relationship is set out in a written buyer representation agreement that defines the agent’s duties and how they are paid.
Most buyers pay no separate fee, because the commission is typically arranged through the seller’s side, a point Jason covers in whether buyers pay real estate commission. Consumer protection in this area is regulated by the Real Estate Council of Ontario.
Buyers deciding who to work with can review what a REALTOR® does for a buyer and Jason’s advice on choosing a buyer’s agent before signing a buyer representation agreement.
Step 8 — Go House Hunting
House hunting combines online listings, private showings and open houses to compare properties in person. Photos rarely tell the whole story, so touring reveals layout, light, noise and condition that listings gloss over.
Disciplined viewing habits prevent emotional mistakes. Jason’s guide to things to look for when viewing a home helps buyers separate cosmetic issues from expensive structural ones during a showing.
Buyers who want the search to move faster can apply the tactics in making the home hunting process easier. A shortlist of two or three strong candidates usually leads to a better decision than touring dozens of homes.
Step 9 — Make an Offer
An offer sets out the price, deposit, closing date, included items and any conditions. Jason builds each offer on recent comparable sales and a read of the seller’s motivation, then reviews every clause with the buyer before it is submitted.
A deposit, commonly around 5% of the price, accompanies the offer and is held in trust as a sign of good faith. It forms part of the down payment at closing.
Strategy matters most in competitive situations. Jason’s guide to how to negotiate a better deal and his cautions on buying a house with no conditions help buyers compete without taking on unnecessary risk, while the list of mistakes to avoid when buying a home keeps common errors off the table.
Step 10 — Satisfy the Conditions
Once an offer is accepted, the buyer works through the conditions before the deal becomes firm. The most common are financing approval, a home inspection and, for condos, review of the status certificate.
The home inspection is where issues surface, and Jason’s construction and electrical background helps buyers interpret the findings and price any repairs. For condominiums, the status certificate reveals the corporation’s finances, reserve fund and any legal matters.
Meeting each deadline is essential, since a missed condition date can void protections. Jason manages the paperwork and coordinates the lender, lawyer and inspector so nothing slips.
Step 11 — Close the Deal
Closing is the legal transfer of ownership, handled by the buyer’s lawyer. In the days before closing, the lawyer completes a title search, arranges title insurance, calculates adjustments and confirms the mortgage advance.
On closing day, funds are transferred, documents are registered and keys are released. A final walkthrough beforehand confirms the home is in the agreed condition.
From accepted offer to keys, closing is commonly set 30 to 90 days out. Buyers curious about the overall pace can read how long it takes to buy a home.
How the 11 Steps Fit Together
The 11 steps move from preparation to purchase, and most delays come from skipping the early ones. Buyers who sort out financing and budget before touring homes almost always close faster and with less stress.
A printable Ottawa home buying checklist keeps every task in view, and first-time buyers will find extra guidance on Jason’s Ottawa first-time home buyers page. More tactical advice lives in his real estate tips for buyers.
Current market conditions shape strategy at every step, and the Ottawa Real Estate Board publishes reliable monthly statistics for local buyers.
Why Buyers Work with Jason Polonski
Jason brings a rare mix of trades knowledge, market expertise and genuine availability to the 11-step process. Hundreds of buyers and sellers across the West End have trusted him with one of the largest purchases of their lives.
His hands-on background in construction and the electrical trades, plus a technical diploma in Construction Electricity, means he spots condition issues that many buyers and agents miss. A Bachelor of Commerce in Marketing and Finance sharpens the negotiation and affordability side of the job.
He has been recognized as Best in Ottawa Top REALTOR® for 2026, seven years running, along with the Right at Home Realty Chairman’s Club and Top Choice REALTOR® honours for Kanata and Stittsville. More on his background is on the About Jason Polonski page, and current reviews are on his Google Business Profile.
Ready to Start Buying a House in Ottawa?
The 11 steps are far easier with an experienced local REALTOR® coordinating the details. Jason Polonski helps buyers avoid timing mistakes first, then works to secure the best possible price.
A short, no-obligation conversation about goals, budget and timeline is the best place to begin. Buyers can reach Jason directly by phone at (613) 601-9333 or by email at polonskiottawa@gmail.com, or return to the full buying a house in Ottawa guide for more.
Steps to Buying a House (FAQs)
Buying a house in Ottawa involves saving a down payment, strengthening credit, confirming affordability, exploring neighbourhoods, budgeting for closing costs, getting pre-approved, hiring a buyer’s agent, touring homes, making an offer, satisfying conditions, and closing. The whole path usually takes one to three months once the search begins.
The minimum is 5% on the first $500,000 of the price and 10% on the portion up to $1 million. Homes priced at $1 million or more require at least 20% down.
Insured mortgages generally require a minimum score of around 600 for at least one borrower, while a score of about 680 or higher helps secure the best rates. A stable income history and low existing debt also matter.
Closing costs typically run about 1.5% to 4% of the purchase price and include land transfer tax, legal fees, title insurance and the home inspection. First-time buyers can recover up to $4,000 of the Ontario land transfer tax.
It is strongly recommended. A pre-approval defines the budget, locks in a rate for a set period and shows sellers the buyer is serious, which strengthens every offer.
Once an offer is firm, closing is commonly set 30 to 90 days out. The search itself can take anywhere from a couple of weeks to a few months.
Buyers can reach out by phone at (613) 601-9333 or by email at polonskiottawa@gmail.com. Jason begins with a no-obligation conversation about goals, budget and timeline before booking any showings.
