This buying-a-house checklist for Ottawa lays out every task in order, from confirming a budget and getting pre-approved through the offer, inspection, legal review, closing and move-in. It is designed to be worked through and ticked off, so nothing important slips through the cracks.
For the full story behind each stage, this checklist pairs with Jason Polonski’s detailed 11 steps to buying a house in Kanata and Ottawa guide. It sits within his broader buying a house in Ottawa resource.
Jason is a full-time Ottawa and Kanata REALTOR® with Right at Home Realty. Buyers can reach him by phone at (613) 601-9333 or by email at polonskiottawa@gmail.com.
Before the Search: Financial Readiness
The purchase should be built on comfortable monthly affordability, not just the maximum a lender will approve. This stage sets the foundation for everything that follows.
- ☐ Set a realistic monthly budget covering mortgage, property tax, insurance, utilities and maintenance
- ☐ Check the credit report early and correct any errors
- ☐ Confirm the down payment needed for the target price range
- ☐ Open or top up a First Home Savings Account or plan an RRSP Home Buyers’ Plan withdrawal if a first-time buyer
- ☐ Set aside closing costs of roughly 1.5% to 4% on top of the down payment
The Financial Consumer Agency of Canada offers neutral guidance on budgeting for a mortgage.
Get Pre-Approved for a Mortgage
A pre-approval confirms the true budget, locks in a rate and strengthens every offer. It should be in place before touring homes.
- ☐ Gather income, employment, debt and down payment documents
- ☐ Get a full mortgage pre-approval, not just a pre-qualification
- ☐ Compare fixed versus variable and confirm the amortization
- ☐ Note the rate-hold expiry date
- ☐ Understand how the stress test affects the qualifying amount
The Government of Canada’s pre-approval guidance explains what a lender verifies.
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Budget for the Full Cost of Buying
Many buyers focus on the price and underestimate the extras. Budgeting for them upfront prevents a shortfall at closing.
| Cost | What to expect |
|---|---|
| Down payment | 5% on the first $500,000, 10% up to $1.5M, 20% at $1.5M+ |
| Land transfer tax | Provincial tax; first-time buyers may recover up to $4,000 |
| Legal fees | Roughly $1,500 to $2,500 for a typical purchase |
| Home inspection | Roughly $400 to $600 |
| Title insurance, adjustments, moving | Varies by property and timing |
- ☐ Confirm the minimum down payment for the price range
- ☐ Estimate land transfer tax and apply the Ontario first-time buyer refund if eligible
- ☐ Budget legal fees, title insurance and moving costs
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.
Choose the Home Type and Neighbourhood
Matching the property type and location to the buyer’s life prevents costly changes of direction later. Ottawa offers everything from downtown condos to rural acreage.
- ☐ Decide on a property type: detached, townhouse, condo or rural
- ☐ For a condo, plan to review fees, the reserve fund and the status certificate
- ☐ Shortlist neighbourhoods by commute, schools, amenities and transit
- ☐ Check O-Train and bus access, using the City of Ottawa and OC Transpo for routes
- ☐ Weigh new construction against resale
Hire an Agent and Start the Search
The right agent provides access, judgment and negotiating power, usually at no direct cost to the buyer. A focused search beats touring dozens of homes.
- ☐ Interview and select a buyer’s agent
- ☐ Set up MLS® alerts and confirm access to new and pre-market listings
- ☐ Separate must-haves from nice-to-haves
- ☐ Attend showings and watch for the red flags to look for when viewing a home
- ☐ Compare shortlisted homes against recent sales, using Ottawa Real Estate Board data
Make a Strong Offer
A well-structured offer competes on more than price. Preparation is what wins homes without overpaying.
- ☐ Confirm the fair value from recent comparable sales
- ☐ Decide on price, deposit, closing date and included items
- ☐ Choose the right conditions: financing, inspection and status certificate
- ☐ Review the strategy for negotiating a better deal
- ☐ In competition, weigh the risks before buying with no conditions
Satisfy the Conditions and Due Diligence
Once an offer is accepted, the due diligence clock starts. Meeting each deadline protects the buyer’s rights.
- ☐ Book a home inspection and attend it
- ☐ Add a radon test and well or septic checks for rural properties
- ☐ For a condo, have a lawyer review the status certificate
- ☐ Confirm financing and satisfy the financing condition
- ☐ Track every condition deadline and waive conditions only when satisfied
Older Ottawa homes may reveal knob-and-tube wiring or aging systems, so the Electrical Safety Authority is a useful reference.
Final Approval, Legal Review and Appraisal
Before closing, financing and legal work must be finalized. Surprises here are best caught early.
- ☐ Obtain the final mortgage commitment in writing
- ☐ Confirm the appraisal supports the purchase price, and plan for any shortfall in cash
- ☐ Retain a real estate lawyer to review the agreement and complete a title search
- ☐ Arrange home insurance effective on the closing date
- ☐ Review closing costs and adjustments with the lawyer
The Canada Mortgage and Housing Corporation provides step-by-step homebuying resources for this stage.
Closing Day and Moving In
The final stretch is about confirming the home’s condition and lining up the move. A little preparation makes closing day smooth.
- ☐ Complete a final walkthrough to confirm condition and included items
- ☐ Transfer utilities, internet and municipal services
- ☐ Update the address with Canada Post, the bank and the province
- ☐ Confirm funds and identification are ready for the lawyer
- ☐ Collect the keys and set up a home maintenance and property tax plan
A Quick Recap of the Checklist
The checklist moves through five phases, and most delays trace back to skipping the early ones. Buyers who prepare finances first almost always close faster and with less stress.
| Phase | Focus |
|---|---|
| Prepare | Budget, credit, down payment, pre-approval |
| Choose | Property type, neighbourhood, agent |
| Offer | Comparable sales, terms, conditions |
| Diligence | Inspection, legal and financing conditions |
| Close | Walkthrough, utilities, keys, move-in |
First-time buyers will find extra guidance on Jason’s Ottawa first-time home buyers page, and anyone unsure of the pace can read how long it takes to buy a home. Avoiding the common mistakes buyers make keeps the whole process on track.
Why Buyers Trust Jason Polonski
Working through this checklist is far easier with an experienced local REALTOR® coordinating the details. Hundreds of buyers and sellers across Ottawa have trusted Jason with their purchases.
His hands-on background in construction and the electrical trades helps buyers judge condition and repair costs, while a Bachelor of Commerce in Marketing and Finance sharpens the budgeting and negotiation side. He treats his role as a move coordinator first, leading with a clear plan.
He has been recognized as Best in Ottawa Top REALTOR® for 2026, seven years running, along with Top Choice REALTOR® honours for Kanata and Stittsville. More is on the About Jason Polonski page, and current reviews are on his Google Business Profile.
Ready to Start the Checklist in Ottawa?
A clear checklist and a knowledgeable agent turn a stressful purchase into a confident one. Jason Polonski helps buyers work through every step in the right order.
A short, no-obligation conversation about budget, timeline and goals 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.
Frequently Asked Questions About the Ottawa Home Buying Checklist
The process starts with assessing financial readiness — a realistic budget, a credit check and a down payment plan — followed by a mortgage pre-approval. Researching neighbourhoods and hiring a local agent come next, before the search begins.
Buyers need the minimum down payment plus roughly 1.5% to 4% of the price in closing costs. The down payment is 5% on the first $500,000, 10% up to $1.5 million, and 20% at $1.5 million or more.
It is not legally required, but it is strongly recommended. A pre-approval confirms the budget, locks in a rate and strengthens offers in a competitive market.
Yes. An inspection is one of the most important items, revealing structural, electrical, plumbing and roofing issues before conditions are waived. Ottawa buyers should also consider a radon test.
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 reach out by phone at (613) 601-9333 or email at polonskiottawa@gmail.com. Jason begins with a no-obligation conversation about budget, timeline and goals before the search begins.
