Before you write
an offer.

The foundation. Confirm this before anything else.

• My pre-approval is current and still valid Pre-approvals expire, and so do rate holds. If it's been a while, let's refresh it.
• I know my comfortable maximum — not just my approved maximum What you qualify for and what you want to spend each month aren't always the same number.
• I've talked to you before writing the offer Don't skip Send me the listing first. A quick check now confirms the property and price actually work with your financing.

Lenders don't just need these documents — they need them current. Dated paperwork gets refused, and that can stall an approval right when timing matters most.

• My employment / job letter is recent Dated 30–60 days On company letterhead, showing your position, start date, and salary or hourly rate. If yours is older than that, ask your employer for a fresh one before we submit.
• My pay stubs are my most recent ones Dated 30–60 days Usually your two most recent stubs. They need to line up with your job letter and your stated income.
• My down payment statements cover the most recent history Last 90 days Lenders trace where your funds came from. Provide full statements — every page, all activity — for the last 90 days, not just a balance screenshot.
• I can explain any large or unusual deposits A big deposit inside that 90-day window will raise a question. Gifts, bonuses, or the sale of an asset all need a quick paper trail — flag them to me early.
• Every document shows my full name and account details Statements that cut off your name or account number usually get sent back. Full, unedited pages save everyone a round trip.

The good-faith money that goes with your offer — separate from your down payment.

• My deposit funds are ready and accessible Typically around 5% of the purchase price, though it varies by offer. Confirm the exact amount with your realtor.
• I can produce the deposit on short notice It's often due within 24 hours of an accepted offer — usually by bank draft. Don't leave it locked in an investment you can't reach in time.
• I know where my deposit is coming from If any of it is gifted or recently moved between accounts, tell me now — lenders will want a clear paper trail.

The full picture of what you'll need — beyond the deposit.

• My down payment is confirmed and I can access it Know exactly which accounts it's coming from and that you can move it when the time comes — the supporting paperwork is covered in Section 02.
• I've budgeted for closing costs Legal fees, title insurance, appraisal, and adjustments. A good rule of thumb is to set aside roughly 1.5% of the purchase price.
• I understand Property Transfer Tax and any exemptions First-time buyer and newly-built home exemptions may apply. Ask me or your lawyer to confirm what fits your situation — the rules and thresholds change.
• If it's a new build, I've asked about GST New construction can carry GST that resale homes don't. Worth confirming before it affects your numbers.

Your safety net. These protect you if something doesn't check out — your realtor drafts them, but let's talk before any come off.

• Subject to financing — and I won't waive it without talking to you Don't skip Even with a pre-approval, the lender still has to approve the specific property, and an appraisal can come in low. This subject is your protection.
• Subject to inspection Especially on older homes. Discuss with your realtor whether it fits your strategy.
• Subject to reviewing strata documents (if applicable) For condos and townhomes — this lets you and the lender review the strata's financial health before you're committed.
• My subject-removal timeline is realistic Financing approval needs a few business days — appraisal, lender sign-off, document review. Too tight a deadline puts you at risk. Ask me what's workable before you agree to dates.

The faster I have these, the faster we can confirm your financing works.

• I've sent you the MLS listing or full address This is the single most helpful thing you can give me before an offer goes in.
• I know the property type — freehold, strata, or leasehold It changes how lenders assess the property, so it's one of the first things I check.
• For a strata, I've gathered the key documents Form B, the depreciation report, recent meeting minutes, and any engineering reports. Your realtor can request these.