From first viewing to keys-in-hand.
Nine clear steps, realistic timelines, and what to watch for at each stage. Built with Ontario buyers in mind — TRREB / PropTx jurisdiction.
Total time from offer accepted to closing: typically 30–90 days.
- Step 1· 1–3 days
Get pre-approved
A lender confirms how much you can borrow and locks an interest rate for 90–120 days. Zara can connect you with brokers from Mortgage Squad who shop 50+ lenders in one go.
Watch: Pre-approval ≠ commitment to lend. Final approval happens after offer-accepted.
- Step 2· 1–4 weeks
Define your search
Lock area, budget, must-haves, and dealbreakers. Save searches on Summitly so Zara surfaces new listings the moment they hit MLS — including pocket and off-MLS.
Watch: Tour broadly at first. Most buyers refine criteria after 8–12 viewings.
- Step 3· 2–8 weeks
View properties
Open houses on weekends, private viewings during the week. Your named broker coordinates with sellers, prepares disclosure docs, and walks the property with you.
Watch: Always check: roof age, furnace age, water in basement, neighbour noise.
- Step 4· Same day
Run a Zara strategy brief
Before writing an offer, Zara assembles: comparable solds, $/sqft band, seller motivation signals, days-on-market, and a recommended offer + ceiling.
Watch: Trust the data over the listing agent's spin. Comps don't lie.
- Step 5· Same day–48 hrs
Make an offer
Your broker drafts an OREA Form 100 with offer price, deposit, closing date, and conditions (financing, inspection, status cert for condos). Seller accepts, counters, or rejects.
Watch: Conditions protect you. Never waive financing or inspection unless you've already vetted them.
- Step 6· 5–10 days
Home inspection
Independent licensed inspector walks the house. $400–$700 typical. Surfaces deferred maintenance, code issues, and ammunition for re-negotiation if material.
Watch: Have the inspector on-site with you. Take their commentary in real-time.
- Step 7· 5–15 days
Final mortgage approval
Lender appraises the property and confirms approval. You sign the mortgage commitment. Funds get scheduled for closing day.
Watch: Don't change jobs, don't buy a car, don't open new credit between approval and closing.
- Step 8· 2–4 weeks
Lawyer + title search
Real estate lawyer searches title, prepares closing docs, calculates land transfer tax, and arranges wire transfers. Typical legal cost: $1,500–$2,500 + disbursements.
Watch: First-time buyers in Ontario get a Land Transfer Tax rebate up to $4,000 ($8,475 in Toronto).
- Step 9· 1 day
Closing day
Funds wire from lender → lawyer → seller's lawyer. Title transfers. Keys handed over. Summitly concierge can coordinate movers, utilities, and locksmith.
Watch: Do a final walk-through 24 hrs before. Confirm condition matches the offer.
What you'll actually pay on top of the price
Budget roughly 1.5%–4% of the purchase price on top of your down payment for closing costs.
| Item | Typical cost | Note |
|---|---|---|
| Deposit | 5% of purchase | Paid within 24h of acceptance |
| Home inspection | $400 – $700 | One-time, due before condition removal |
| Appraisal (if required) | $300 – $500 | Often covered by lender |
| Lawyer fees + disb. | $1,500 – $2,500 | Due at closing |
| Land Transfer Tax | ~1.5% – 2.5% | Rebate up to $4K ($8.5K Toronto) for first-time buyers |
| Title insurance | $300 – $500 | One-time, recommended |
| Moving costs | $500 – $2,500 | Depends on distance + volume |
We can handle the rest.
Lawyer, inspector, lender, movers, utility setup, locksmith, cleaners. One handoff to Summitly concierge, preferred pricing, done by closing day.
Real estate lawyer
Home inspector
Mortgage broker
Movers
Locksmith
Move-in cleaners
Have a step-specific question?
Zara has the full Ontario buyer playbook in memory. Ask her anything from "what does a status certificate include" to "how do I structure a bully offer".