Buying your first home is exciting! It’s a major life step involving many players, which can be overwhelming. Here is a detailed FTHB guide on common pitfalls to avoid and how to navigate the process smoothly.

1. Not Getting Pre-Approved for a Mortgage

One of the first mistakes is shopping for a home without understanding how much you can afford. A mortgage pre-approval gives you a clear budget and shows sellers you’re a serious buyer. It’s essential to talk with a mortgage broker early in the process to determine your borrowing power. During pre-approval, your broker will check your credit score, income, and debts to estimate your mortgage limit.

Tip: Avoid making big financial changes (like new loans or credit cards) before or during this process, as it can impact your credit score and approval status.

2. Delaying Contact with a Mortgage Broker

Many first-time buyers start looking at homes without first talking to a mortgage broker. The sooner you engage with a mortgage professional, the better prepared you will be. They can help you understand your budget, improve your credit score, and explore all mortgage options tailored to your financial goals.

Tip: Contact a mortgage broker as soon as you start considering buying a home. They can provide valuable advice throughout the entire process.

3. Overlooking the Importance of a Realtor

A trusted realtor is crucial, especially for first-time buyers. They help you find homes that fit your criteria, negotiate offers, and guide you through paperwork. Many buyers make the mistake of trying to handle the process alone or using a family friend without enough experience. A professional realtor can save you time, money, and stress.

Tip: Interview several realtors before choosing one. Look for someone with experience in the neighbourhoods you’re interested in and a strong track record with first-time buyers. Work with someone you like, you’ll be spending time with them!

4. Underestimating Closing Costs

Most first-time buyers budget for the down payment but forget about closing costs, which can range from 1.5% to 4% of the purchase price. These costs include legal fees, land transfer taxes (where applicable), home inspections, and insurance. Ignoring these fees can leave you scrambling for extra funds right before closing.

Tip: Talk to your mortgage broker about estimated closing costs and make sure to have the funds to cover unexpected expenses.

5. Skipping the Home Inspection

Some buyers, especially in competitive markets, may be tempted to skip the home inspection. This can be a costly mistake if the home has hidden issues like faulty wiring, plumbing problems, or structural damage. A professional inspection provides an objective look at the property’s condition, saving you from unexpected repairs.

Tip: Always insist on a home inspection and be present during it. Ask questions and learn about the property’s current state and potential future issues.

6. Not Shopping Around for a Mortgage Rate

First-time buyers often take the first mortgage offer they receive without comparing rates. Even a small difference in interest rates can result in thousands of dollars in extra interest over the life of your mortgage. Work with a mortgage broker who can shop around for you can help secure the best deal.

Tip: Consider both fixed and variable rates and understand how different mortgage terms affect your payments. A broker can help you navigate these options based on your financial situation and risk tolerance.

7. Ignoring Government Incentives

There are several programs and incentives for first-time homebuyers in Canada, like the First-Time Home Buyer Incentive, RRSP Home Buyers’ Plan, and GST/HST rebates. These programs can help reduce upfront costs or increase your purchasing power, but many buyers are unaware of them.

Tip: Research available incentives or speak with a financial advisor or mortgage broker to see which programs you qualify for and how they can benefit you.

8. Not Considering Long-Term Needs

Many buyers focus on immediate wants (like trendy kitchens) and overlook long-term needs (like school districts or commute times). Your first home is likely a stepping stone, but thinking ahead can prevent needing to sell sooner than planned.

Tip: Consider how long you plan to stay in the home and how your needs may change. Will the house be suitable if your family grows, or if you switch jobs?

9. Failing to Budget for Homeownership Costs

Owning a home isn’t just about paying the mortgage. It includes property taxes, utilities, maintenance, and repairs. First-time buyers often underestimate these costs, leading to financial strain.

Tip: Create a detailed monthly budget that includes all home-related expenses and set aside an emergency fund for unexpected repairs.

10. Not Getting the Right Home Insurance

Home insurance is mandatory when buying a home, but many first-time buyers rush through this step and get inadequate coverage. Your policy should protect against natural disasters, theft, and liability. It’s worth comparing quotes and understanding the coverage limits.

Tip: Work with an insurance agent to get a policy that covers the full replacement value of your home and its contents.

11. Emotional Decision-Making

Buying a home can be an emotional process, and it’s easy to fall in love with a property that’s out of your budget or overlook potential problems because it “feels right.” Emotional decision-making can lead to buyer’s remorse or financial strain.

Tip: Stick to your budget and make decisions based on facts, not feelings. Bring a trusted friend or family member to viewings for an objective opinion.

12. Not Reading the Fine Print

The purchase agreement and mortgage contract contain critical details about your responsibilities as a homeowner. Failing to read and understand these documents can lead to unpleasant surprises later on, such as unexpected fees or restrictions.

Tip: Review all documents with your realtor and mortgage broker before signing. Don’t be afraid to ask questions or request changes if something doesn’t look right.

Final Thoughts:

Buying your first home is a major milestone and can be both thrilling and stressful. By avoiding these common mistakes and working closely with a knowledgeable team — realtor, mortgage broker, insurance agent — you can navigate the process with confidence and set yourself up for long-term success.

If you’re ready to buy a home in Alberta, one of the best steps you can take is getting pre-approved for a mortgage with a broker. This process will give you a clear understanding of your budget and help you stand out as a serious buyer. As your mortgage broker, I’ll guide you through each step of the pre-approval process and ensure you get the best deal possible. Here’s how it works when you work with me:

How to Get Pre-Approved for a Mortgage with a Broker in Alberta

1. Let’s Review Your Credit Score

Before we start, it’s important to know where your credit score stands. Your credit score will impact the mortgage rates you qualify for. I can help you review your credit report and, if needed, suggest ways to improve it. Aim for a score of 680 or higher to get the most competitive rates, but don’t worry if it’s lower — we’ll work through your options.

2. Gather the Required Financial Documents

To get pre-approved, we’ll need to take a close look at your finances. Here’s what I’ll need to get started:

• Proof of income: Recent pay stubs, T4 slips, or your most recent Notice of Assessment if you’re self-employed
• Employment verification: A letter from your employer confirming your job and salary
• Debt information: Details about any outstanding debts like credit cards, car loans, or lines of credit
• Down payment proof: Evidence of your savings or investments showing where your down payment will come from

3. I’ll Shop Around for the Best Rates

One of the advantages of working with me is that I do the heavy lifting for you. As a mortgage broker, I have access to multiple lenders, including major banks, credit unions, and private lenders. This means I can find the best mortgage products and rates tailored to your financial situation, saving you time and money.

4. Get Your Pre-Approval Letter

Once I’ve reviewed your documents and shopped for the best options, you’ll receive a pre-approval letter. This letter confirms the mortgage amount you’re pre-approved for and may also lock in an interest rate for up to 120 days. This rate hold protects you from any sudden increases while you’re searching for your perfect home.

5. Understand the Conditions

Keep in mind that a pre-approval is based on the information you provide and the current market conditions. It’s not a final guarantee, but it’s a solid indication of what you qualify for. Once you’ve found a home and we submit a formal mortgage application, the lender will assess the property’s value and double-check your finances before giving the final approval.

Why Getting Pre-Approved with Me Makes Sense

• Access to better mortgage options: I have relationships with a wide variety of lenders, allowing me to offer you more choices than going to a single bank.
• Expert guidance: I’ll explain the ins and outs of mortgage options, so you’re confident in your decision.
• Save time and effort: You won’t need to shop around — I handle that for you, comparing rates and finding the best fit for your needs.
• Strong negotiation power: With your pre-approval in hand, you can make an offer with confidence, showing sellers that you’re a serious buyer.

Final Tips for a Smooth Pre-Approval Process

• Avoid taking on any new debt or making big purchases until after you’ve finalized your mortgage.
• Keep in touch with me throughout the process, so we can update any financial changes or documents if needed.
• Be mindful of your budget, as a pre-approval shows the maximum amount you qualify for — it’s always a good idea to leave a little room for flexibility.

Ready to get pre-approved? Let’s start the conversation today. Whether you’re a first-time homebuyer or looking to upgrade, I’ll make sure you get the best deal possible for your dream home in Alberta.