Every phase of buying a home in Ontario, in order — so you always know what just happened and what comes next.
Who this is for: First-time and repeat buyers purchasing a house or condo anywhere in Ontario. What you'll get: A phase-by-phase map of the whole transaction, from getting your financing in order to picking up the keys — including who does what, what you'll need at each stage, and a clear "you're done with this step when…" marker so you can track your own progress.
⚖️ This is a general guide, not legal advice. It can't account for your specific situation. Use it to get oriented, then confirm the details with a licensed Ontario lawyer.
How to use this roadmap
Buying a home is really eight smaller projects stacked end to end. Some overlap; some depend on the one before. The biggest source of stress for buyers isn't any single step — it's not knowing where they are in the journey.
This roadmap fixes that. Work through the phases in order. Each one tells you what happens, who's responsible, what you need to have ready, roughly how long it takes, and the single thing that means you're finished and can move on.
⚠️ A note on timing: Every number below is a typical range, not a promise. Closing periods are negotiated in your contract and can run anywhere from a couple of weeks to a few months. Confirm the actual dates and deadlines that apply to your purchase with your lawyer and your real estate agent.
Summary timeline
| Phase | What it is | Typical timing |
|---|---|---|
| 1 | Mortgage pre-approval & budget | Before you shop — a few days to a couple of weeks |
| 2 | House hunting & signing the Agreement of Purchase and Sale | Weeks to months; the offer itself moves fast |
| 3 | Conditions period (financing, inspection, status certificate) | Usually a handful of business days after offer acceptance |
| 4 | Hire your real estate lawyer | As soon as you have a firm deal |
| 5 | Lawyer's work (title search, requisitions, mortgage instructions, title insurance) | The weeks between firm deal and closing |
| 6 | Pre-closing (sign documents, send funds, final walkthrough) | The final week or two before closing |
| 7 | Closing day (keys) | A single day — the date in your contract |
| 8 | After closing | The first days and weeks in your new home |
Phase 1 — Get pre-approved and build a real budget
What happens: You meet with a lender or mortgage broker, who reviews your income, debts, and credit and tells you how much they're prepared to lend and at what rate. A pre-approval is a lender's conditional commitment based on the information you've given — stronger than a quick "pre-qualification," but still subject to verification and the property itself.
Who does it: You, with a mortgage broker or your bank.
What you need: Proof of income (pay stubs, employment letter, or self-employment records), recent bank statements, ID, and a sense of your monthly debts.
Budget for more than the purchase price. The price on the listing is not the cash you need. Build in closing costs — the one-time costs of completing the purchase. These typically include:
- Land transfer tax (a provincial tax, plus a second municipal tax if you buy in the City of Toronto)
- Legal fees and disbursements (your lawyer's charges plus out-of-pocket costs like searches and registration)
- Title insurance
- Home inspection (if you choose to get one)
- Adjustments — reimbursing the seller for things they prepaid, such as property taxes
- Moving costs, and a cushion for immediate repairs or new locks
💡 A common rule of thumb is to set aside roughly 1.5%–4% of the purchase price for closing costs, but the real number depends on your price, your city, and whether you qualify for the first-time buyer land transfer tax rebate. Treat any percentage as a planning estimate, not a quote — your lawyer gives you the exact figures.
✅ You're done with this step when… you have a written pre-approval, you know your maximum comfortable price (not just your maximum approved price), and you've budgeted closing costs and your down payment in cash you can actually access.
Phase 2 — House hunting and signing the Agreement of Purchase and Sale
What happens: You view properties, and when you find the one, you make a written offer. In Ontario that offer is the Agreement of Purchase and Sale (APS) — the binding contract that sets the price, the closing date, what's included (appliances, fixtures), the deposit, and any conditions. Once both sides sign and all conditions are met or waived, you have a firm deal.
Who does it: You, your real estate agent, and the seller's side. Your agent usually drafts the offer on a standard form.
What you need: Your budget, your deposit ready to go (often due shortly after acceptance), and a clear list of your must-haves and deal-breakers.
⚠️ Watch out: The APS is a legally binding contract the moment it's accepted. There is no general "cooling-off period" for resale homes in Ontario. (Pre-construction condos bought from a builder are different and do carry a statutory rescission period — verify the current rules if you're buying new from a developer.) If you want a lawyer to review the agreement before you're bound, build that in as a condition or have it reviewed before you sign.
✅ You're done with this step when… you and the seller have a signed, accepted Agreement of Purchase and Sale, your deposit is delivered, and you know exactly what conditions (if any) still have to be satisfied.
Phase 3 — The conditions period
What happens: Most offers are conditional — accepted subject to certain things checking out within a set number of days. If a condition isn't satisfied and you don't waive it, the deal can end and your deposit is typically returned. Once you're satisfied, you waive each condition in writing, and the deal becomes firm.
Common conditions:
- Financing — your lender confirms it will actually fund this property at this price. Pre-approval is not final approval; the lender still appraises and underwrites the specific home.
- Home inspection — a qualified inspector examines the property's condition so you're not surprised by major defects. Optional, but strongly worth considering for a house.
- Status certificate (condos only) — for a condominium, your lawyer reviews the status certificate, a package of documents about the condo corporation's finances, rules, insurance, and any legal or money problems. See our condo due-diligence guide for what to look for.
- Sale of your current home, if you need those funds.
Who does it: You arrange the inspection; your lender handles financing; your lawyer reviews the status certificate.
What you need: Quick turnaround. Condition periods are short — often only a few business days — so line up your inspector and get documents to your lawyer immediately.
✅ You're done with this step when… every condition has been satisfied and formally waived in writing (or the deal was firm from the start). At that point you are committed to closing, and there's usually no walking away without serious consequences.
Phase 4 — Hire your real estate lawyer
What happens: In Ontario, a real estate transaction must close through a lawyer — they handle the legal transfer, the money, and the registration. The sooner you retain one after going firm, the more breathing room everyone has.
Who does it: You. You can choose any licensed Ontario real estate lawyer; you are not required to use one your agent or lender suggests.
What you need: A signed copy of your Agreement of Purchase and Sale, your contact details, and ID ready (you'll need two pieces of government-issued identification). Ask for a flat fee quote up front so you know your legal costs.
💡 Don't wait until the week of closing to find a lawyer. Title searches, lender instructions, and document prep all take time. Retaining your lawyer right after the deal goes firm is one of the easiest ways to keep your closing calm.
✅ You're done with this step when… you've retained a lawyer, sent them your signed agreement, and they've confirmed your closing date and what they'll need from you.
Phase 5 — Your lawyer's work behind the scenes
What happens: This is the part most buyers never see. Between the firm deal and closing, your lawyer does the legal heavy lifting to make sure you receive good title — clear, valid ownership — and that your mortgage is set up properly.
Key tasks your lawyer handles:
- Title search — checking the public land registry to confirm the seller owns the property and to find anything registered against it: mortgages to be discharged, liens, easements, or restrictions.
- Requisitions — formally asking the seller's lawyer to clear up any problems the search turns up before closing.
- Mortgage instructions — receiving and following your lender's detailed requirements for advancing the mortgage money.
- Title insurance — arranging a title insurance policy, which protects you (and your lender) against certain title defects, survey issues, and some kinds of fraud. Your lawyer explains what it does and doesn't cover.
- Statement of Adjustments — reviewing the seller's lawyer's figures and confirming the final balance you owe on closing, accounting for your deposit, property tax adjustments, and other credits.
Who does it: Your lawyer, coordinating with the seller's lawyer and your lender.
What you need: To respond quickly to your lawyer's requests, send any documents they ask for, and arrange your home insurance (lenders require proof of property insurance effective on the closing date).
✅ You're done with this step when… your lawyer confirms the title is in order, your mortgage instructions are received, and they're ready to prepare your closing documents.
Phase 6 — Pre-closing: sign, fund, and walk through
What happens: In the final stretch, you meet with your lawyer (in person or virtually) to sign the closing documents, you deliver the money your lawyer needs to close, and you do a final inspection of the property.
The three pre-closing tasks:
- Sign your documents. Your lawyer walks you through the transfer, the mortgage, the Acknowledgement and Direction (authorizing them to act for you), and other closing papers. Ask questions — this is what they're there for.
- Send your funds. You provide the balance due on closing — your down payment and closing costs minus your deposit — by certified cheque, bank draft, or wire as your lawyer directs. Send it on time; closings can be delayed by late funds.
- Final walkthrough. Visit the property near closing to confirm it's in the agreed condition, the included items are still there, and nothing new is broken. Flag any problems to your agent and lawyer right away.
⚠️ Wire fraud is real. Fraudsters send fake "updated" wiring instructions by email. Always confirm payment details by calling your lawyer's office on a number you independently verified — never trust banking instructions that arrive only by email.
✅ You're done with this step when… every document is signed, your lawyer is holding (or has confirmed receipt of) the full balance due on closing, and your walkthrough is complete.
Phase 7 — Closing day
What happens: On the closing date in your contract, your lawyer and the seller's lawyer exchange documents and money, and the transfer is registered electronically in the provincial land registry. Your mortgage is registered, the seller's old mortgage is discharged, and the funds flow to the seller. Once registration is complete and the money has changed hands, the home is legally yours.
Who does it: The lawyers and the land registry system. You mostly wait by the phone.
What you need: To be reachable, and to have arranged where you'll collect the keys.
💡 Closings happen throughout the business day, not at a fixed hour. Keys are typically available once registration and funds are confirmed — sometimes early afternoon, sometimes later. Don't book the moving truck for 9:00 a.m. sharp.
✅ You're done with this step when… your lawyer calls to confirm the deal has closed and registered, and you have the keys in hand.
Phase 8 — After closing
What happens: You move in — and tie up a few loose ends.
- Change the locks (and garage codes) — you don't know who else has keys.
- Set up and transfer utilities — hydro, gas, water, internet — effective your closing date.
- Update your address with ServiceOntario (driver's licence, health card), Canada Post, your bank, employer, and CRA.
- Keep your reporting letter. After closing your lawyer sends a reporting letter summarizing the transaction, with copies of your key documents and the title insurance policy. Store it with your important papers — you'll want it when you sell, refinance, or do your taxes.
- Watch for your property tax and assessment notices, and set aside money for property taxes if they aren't bundled into your mortgage payment.
✅ You're done with this step when… you're moved in, the home is secure, utilities and your address are updated, and your reporting letter is filed away safely.
Quick mini-FAQ
Do I really need a lawyer to buy a home in Ontario? Yes. A real estate purchase must be closed by a lawyer, who registers the transfer, handles the funds, and protects your title. It's not optional.
Can I back out after signing the Agreement of Purchase and Sale? Generally no, once the deal is firm. A signed, accepted resale agreement is binding, and walking away can mean losing your deposit and facing further liability. Conditions are the proper way to build in an exit before you're committed.
How long does the whole process take? It varies widely. The closing period is whatever you negotiate in the contract — often somewhere between a few weeks and a few months. The legal work fits inside that window. Confirm your specific dates with your lawyer.
When do I get the keys? On the closing date, after the transfer registers and the money changes hands — usually sometime during that business day rather than first thing in the morning.
How Treadstone Law can help
We close real estate purchases for buyers across Ontario, with flat-fee pricing so you know your legal costs from the start — no surprises at the finish line. We handle the title search, your lender's mortgage instructions, title insurance, and the closing itself, and we explain every document in plain language before you sign.
- Start your file online in minutes: treadstonelaw.ca/start-file
- See our flat fees: treadstonelaw.ca/pricing
- Learn more about our real estate services: treadstonelaw.ca/real-estate
- Prefer to talk it through? Call us at 1-844-900-1070.
We serve all of Ontario — virtually, from our Mississauga office — so you can close from wherever you are.
This is not legal advice
This guide is general information, not legal advice. Reading it does not create a lawyer-client relationship. Ontario laws, tax rates, and government programs change, and how the law applies depends on your specific facts. For advice about your situation, speak with a licensed Ontario lawyer. Treadstone Law is licensed by the Law Society of Ontario — reach us at 1-844-900-1070 or start a file online.