For buyers
Buying a home in Ottawa
Buying in Ottawa runs in six stages, from setting a budget to the day you take possession. Poonam Babbar, REALTOR® with eXp Realty of Canada, Inc., Brokerage, guides you through each one, with close attention to access, discretion and negotiation.
Figures and rules checked . Confirm current rules before you act.
The process
Six stages, in the order they happen.
Every purchase is different, and timing varies with the market, the property and your financing. This is the usual order.
General information only, not legal, tax or financial advice. Confirm the details that apply to you with your lawyer, lender and accountant.
Clarify your goals and budget
Poonam begins with a private conversation about where you want to live, how you want the home to work, your timing and the figure you are comfortable with. Ottawa has older streets near the centre, established areas along the river and the canal, and suburban communities further out, so commute and daily routine are worth settling early. Speak with your lender and your accountant about the full financial picture before you fix a ceiling.
Mortgage pre-approval
A lender or mortgage broker confirms what you can borrow and usually holds a rate for a set period, which varies by lender. A pre-approval is not a final commitment: the lender still reviews the property and your documents before funds are released. If you are self-employed or new to Canada, you may be asked for more documentation, so begin early.
Search and showings
Showings are arranged at your pace, starting with the listings that fit your brief best. Poonam points out what photographs do not show: the light, the noise on the street, the condition of the roof and mechanical systems, and how the lot sits.
Offer and negotiation
In Ontario, an offer is made on a written Agreement of Purchase and Sale. It sets the price, the deposit, the conditions, the closing date and what is included. Poonam reviews recent comparable sales with you so the figure rests on evidence, and explains how the seller’s approach, such as a set date for reviewing offers, shapes your strategy. Every decision is yours.
Conditions: financing and inspection
Most offers carry conditions that give you a short window to confirm the essentials. Typical ones are financing, a home inspection and, for a condominium, a review of the status certificate, which sets out the corporation’s finances and rules. Homes on a private well or septic system, which are common outside the urban core, may need further checks. Arrange home insurance in this window too, as your lender will ask for proof.
Closing and possession
Your lawyer completes the title search, arranges title insurance, adjusts property taxes and utilities with the seller, registers the transfer and handles the funds. Before closing you walk through the home once more to confirm it is as agreed. When the transaction is registered and the funds are confirmed, the keys are released to you. Book movers and utilities early.
Representation
Access, discretion and negotiation.
Three things matter most when you buy a considered home. They shape how Poonam works with you from the first conversation to the keys.
Access
Poonam watches the market, including new listings as they appear, for homes that match your brief and tells you when one does.
Discretion
Your budget, your reasons for moving and your timing stay between you and Poonam. Viewings are scheduled around your privacy, and your offer is not discussed with anyone who does not need to know.
Negotiation
Price is one term among several. Deposit, conditions, closing date, inclusions and timing all carry value. Poonam prepares with comparable sales, advises on where to hold firm and where to give, and leaves each decision with you.
Poonam Babbar, REALTOR®, eXp Realty of Canada, Inc., Brokerage.
Beyond the price
Costs to plan for.
The purchase price is only part of the figure. These are the categories to budget for. Your lender, lawyer and accountant can confirm the amounts that apply to you.
Sources, checked October 3, 2026: Financial Consumer Agency of Canada for minimum down payments and Ontario Ministry of Finance for land transfer tax and the first-time buyer refund.
- Down payment
- A percentage of the price, rising in steps. Less than 20% down usually adds mortgage default insurance. Confirm current figures with your lender.
- Ontario land transfer tax
- Payable on closing and based on the purchase price, with no municipal tax added in Ottawa.
- Legal fees and title insurance
- A real estate lawyer searches title, registers the transfer and handles the funds. Expect legal fees, disbursements and a one-time title insurance premium.
- Home inspection
- A fee to the inspector, normally paid before you remove your inspection condition. Some properties call for specialist checks as well, for example a well, a septic system or an oil tank.
- Moving and set-up
- Movers, utility connections, change of address, and any repairs, furnishings or window coverings you want in place at the start.
- Ongoing costs
- Property taxes, home insurance, utilities and maintenance, plus condominium fees where they apply. In Ottawa, heating and snow clearing are real line items in the winter months.
Keep reading
Where to go next.
Ottawa neighbourhoods
Guides to help you compare areas by character, commute and the kind of housing you will find there.
Browse the guidesCollections
Waterfront, estate, heritage and new-build homes, grouped by the way you want to live.
Browse collectionsThe first-time buyer’s guide
A plain walkthrough of a first purchase, from pre-approval to closing day.
Read the guideChoosing a neighbourhood
How to match a community to the way you actually live.
Read the articleRelocating to Ottawa
For executives, diplomats, public servants and families moving to the capital.
See the planQuestions
Straight answers to what buyers ask most. If yours is not here, call or message Poonam.
Buying in Ottawa: common questions
How much do I need for a down payment in Ottawa?
The federal minimum is 5% of the first $500,000 of the price, 10% of the portion from $500,000 to $1.5 million, and 20% at $1.5 million or more. With less than 20% down, mortgage default insurance usually applies. Lenders can ask for more, and the rules change, so confirm current figures with your lender. Checked October 3, 2026.
What closing costs should I plan for?
Plan for Ontario land transfer tax, legal fees and disbursements, title insurance, a home inspection, adjustments for property taxes and utilities, and moving costs. A condominium purchase may add a status certificate review. Your lawyer provides a detailed statement before closing, and Poonam can help you build a budget before you make an offer.
Does Ottawa charge a municipal land transfer tax?
No. Ontario charges a provincial land transfer tax on closing, based on the purchase price, and Ottawa does not add a municipal tax on top of it. Eligible first-time buyers can claim a provincial refund. Eligibility rules apply, including residency status and moving in within a set time, so confirm the current rules with your lawyer.
How long does it take to buy a home in Ottawa?
The search is the variable part. It depends on your brief, your budget and what comes to market. Once an offer is accepted, conditions are usually settled within days, and the closing date is set in the agreement, often several weeks to a few months later.
Should I arrange my mortgage before viewing homes?
You can view homes without one, but it is wise to have it before you make an offer. It tells you your real range, shows sellers you are serious, and spares you a rushed financing decision once you have found a home you want.
What does it cost to work with a buyer’s agent?
How a buyer’s brokerage is paid is set out in a written representation agreement, which you should read and understand before you sign. In many transactions the seller’s side offers to pay the buyer’s brokerage, and in others the buyer pays some or all of it. Poonam explains the arrangement in plain terms before you commit.
Which conditions should an offer include?
That depends on the home and your situation. Financing and a home inspection are common, a condominium purchase usually adds a status certificate review, and a home on a well or septic system may need further checks. Each condition protects you but can make an offer less attractive to a seller, so Poonam talks through the trade-offs with you before you offer.
Can you help if I am moving to Ottawa from elsewhere?
Yes. Poonam helps executives, diplomats, public servants and families relocating to the capital, and can arrange video viewings where they suit the purchase. The relocation guide sets out the stages from the first conversation to the move.
Private consultation
Ready to begin your search?
Bring your timing, a budget range and the areas you are considering. That is enough for a first conversation.