Buying your first home is an exciting milestone but can also be overwhelming. In Kingston, Ontario, a city rich in history and charm, first-time homebuyers often need to correct common mistakes that can lead to frustration, delays, and unnecessary costs. Whether you're looking at a cozy townhouse in the downtown core or a spacious family home in one of Kingston's beautiful neighbourhoods, understanding these potential pitfalls can help you avoid them and make the process smoother. Here are some of the most frequent mistakes first-time homebuyers in Kingston make — and how to avoid them.

Not Getting Pre-Approved for a Mortgage

One of the biggest mistakes first-time homebuyers make is failing to get pre-approved for a mortgage before starting their home search. It's tempting to jump right into browsing listings and imagining your dream home, but you need a clear understanding of your budget to set yourself up for disappointment.

How to Avoid It: Talk to your bank or a local mortgage broker about your budget and all of the costs involved in home buying. They will get the information from you necessary to get your pre-approval for a mortgage. It's important to do this before you start looking at homes because it gives you a clear idea of how much you can afford. Also, once you've found the home you would like to make an offer on, a pre-approval can also speed up the buying process, making your offer more competitive in a market where homes can sell quickly.

Side note: Even with a pre-approval you will still need a finance condition on your offer. The pre-approval tells you how much your budget is, but the actual mortgage approval tells you whether your lender will give you a mortgage on that particular house. If you do not have a pre-approval, your finance condition will have to be much longer than a seller may be willing to wait, depending on the market, so get it done before you start looking!

Overlooking Extra Costs Beyond the Listing Price

Many first-time buyers only focus on the listed price of a home, but the true cost of homeownership goes far beyond that. Closing costs, property taxes, insurance, and home maintenance fees can all add up, and these extra expenses may blindside some buyers.

How to Avoid It: Factor in additional costs when budgeting for your home purchase. A general rule of thumb is to set aside 3-5% of the home's purchase price for closing costs. You'll also want to budget for ongoing costs such as utilities, repairs, and upgrades.

Skipping the Home Inspection

Kingston has many older homes with character, and while that's part of their charm, it can also mean potential hidden issues. Some buyers may feel rushed or tempted to skip the home inspection to save time and money, but this is one of the biggest mistakes you can make. Even newer homes may have issues, so it's always best to do the home inspection.

How to Avoid It: Always hire a qualified home inspector to assess the property before you commit to buying. A good inspector will help you uncover potential issues, from foundation problems to outdated electrical systems, which could save you thousands of dollars in repairs down the road.

Not Considering Future Needs

Getting caught up in the excitement of finding your perfect first home is easy, but it's also important to think about the future. Will the house still suit your needs in five or ten years? For example, you may need more space or proximity to schools and parks if you plan to start a family.

How to Avoid It: When buying your first home, think about your long-term needs. Consider factors like the size of the home, the neighbourhood, and the potential for growth or renovations. This will help ensure that your home remains a good fit for you as your lifestyle evolves.

Neglecting the Importance of Location

While the house itself is important, the location is just as critical. A great home can quickly lose its appeal if it's located in an area with low rated schools, long commutes, or limited access to amenities. Many first-time buyers need to focus more on the neighbourhood rather than on the house.

How to Avoid It: Research the area thoroughly before making an offer. Look into things like school ratings, public transportation options, local amenities, crime rates, and future development plans. Consider how the neighbourhood aligns with your lifestyle and long-term goals. Drive through the neighbourhood during the day and in the evening to get a good feel for it.

Failing to Account for Market Conditions

The real estate market in Kingston can fluctuate, and not understanding the current market conditions could lead to overpaying for a home or missing out on opportunities. First-time buyers sometimes need help understanding whether it's a buyer's or seller's market.

How to Avoid It: Work with a local real estate agent who understands the Kingston market. They can provide insights into current trends and help you make an informed decision about when to buy. Your agent will also be able to advise you on pricing strategies, helping you avoid overpaying.

Letting Emotions Overrule Logic

It's easy to get emotionally attached to a home, especially if you find one that feels perfect. However, letting emotions drive your decisions can lead to making impulsive choices, such as overbidding on a property or neglecting issues that could become costly.

How to Avoid It: While it's natural to feel excited about a new home, try to stay objective. Focus on the facts, such as the home's condition, price, and how well it meets your needs. Don't rush into a decision; take your time and keep emotions in check.

Ignoring the Importance of Resale Value

Many first-time homebuyers focus on the present and overlook the future. While you might love the house you're considering now, what about five or ten years down the road? If you plan to sell eventually, it's essential to consider the resale value of your home.

How to Avoid It: When choosing a home, think about its potential resale value. Look for homes in desirable neighbourhoods with a history of strong market performance. Consider factors like the home's layout, size, and condition and how likely it is to appeal to future buyers.

Buying your first home in Kingston can be a rewarding and exciting journey, but avoiding these common mistakes along the way is important. By staying organized, working with a knowledgeable real estate agent, and being mindful of the costs and long-term considerations, you can ensure that your first home is a good investment and a place where you'll thrive for years to come.

If you're ready to start your home-buying journey in Kingston, contact us for expert advice and guidance every step of the way!

Buying your first home is exciting—but it can also feel like a big leap. If you're looking to buy your first house in Kingston, Ontario, you’re not alone. This vibrant city is a popular choice for first-time buyers thanks to its walkable neighbourhoods, historic charm, and access to education, healthcare, and waterfront living.

Here’s what you need to know to confidently buy your first home in Kingston.

1. Get Pre-Approved Before You Start Looking

In Kingston’s competitive real estate market, a mortgage pre-approval is essential. It helps you:

•Understand what you can afford
•Lock in an interest rate
•Strengthen your offer when competing with other buyers

Most local buyers work with a mortgage broker or a lender from institutions like Alterna Savings, RBC, or TD Canada Trust. We can recommend local lenders who we trust to take care of our clients.

2. Explore Kingston Neighbourhoods for First-Time Buyers

Kingston has a mix of neighbourhoods that suit a variety of lifestyles and budgets. A few top picks for first-time home buyers:

•Polson Park: Quiet, affordable, close to parks and transit
•Kingscourt: Up-and-coming, walkable, close to downtown
•Cataraqui North: Newer builds, close to schools and big-box stores
•Rideau Heights: Great value and improving amenities
•Greenwood Park / East End: Family-friendly, close to CFB Kingston and downtown via the Waaban Crossing

We can help you match your lifestyle and commute needs to the right area.

3. Know the Costs Beyond the Mortgage

Budgeting for your first home in Kingston means more than just your monthly payment. Be sure to plan for:

•Property taxes (approx. 1.2% of assessed value in Kingston)
•Utilities (Enbridge gas, Utilities Kingston for water/hydro)
•Home insurance
•Legal fees and disbursements
•Home inspection
•Land transfer tax (Ontario provides a rebate of up to $4,000 for first-time buyers)
•Moving costs and immediate repairs

4. Take Advantage of First-Time Buyer Incentives

If you're a first-time home buyer in Ontario, you may be eligible for:

•The Home Buyers’ Plan (HBP): Withdraw up to $60,000 tax-free from RRSPs
•Land Transfer Tax Refund: Up to $4,000 back in Ontario
•The new First Home Savings Account (FHSA): Save up to $8,000/year tax-free

Ask your mortgage broker or REALTOR® to help you determine what you qualify for.

5. Work with a Kingston-Based REALTOR®

A local real estate agent knows the ins and outs of Kingston’s neighbourhoods, pricing trends, and offer strategies. Your agent will:

•Guide you through listings that fit your budget and goals
•Advise on offer strategies (including conditions)
•Connect you to trusted home inspectors, lawyers, and contractors
•Help you avoid common pitfalls in older homes (like knob-and-tube wiring or outdated insulation)

Bonus: In most cases, buyers don’t pay commission—the seller does.

6. Understand the Buying Process in Ontario

Here’s what to expect when buying your first home in Kingston:

1.Get mortgage pre-approval
2.Start viewing homes with your REALTOR®
3.Make an offer (often with conditions like financing or inspection)
4.Fulfil conditions and finalize financing
5.Sign documents with a lawyer
6.Close and get your keys!

In Kingston, homes can sell quickly—especially under $600,000—so be ready to act fast when you find the right one.

7. Is Kingston a Good Place to Buy a First Home?

Yes—Kingston continues to attract first-time buyers because of:

•A strong job market (healthcare, education, public service)
•Stable property values
•A mix of housing types (detached homes, townhouses, condos)
•Easy access to Toronto, Ottawa, and Montreal
•A lifestyle that balances urban amenities with natural beauty

Final Thoughts

Buying your first home in Kingston, Ontario is an exciting milestone—and with the right plan, it’s completely achievable. Surround yourself with trusted professionals, take advantage of first-time buyer programs, and choose a neighbourhood that fits your life today and tomorrow.

Thinking about buying your first home in Kingston?

We specialize in helping first-time buyers make smart, confident choices. Reach out for a no-pressure chat or to get started.

Serving Kingston, Amherstview, Napanee, and the surrounding region.

When Lorna and I purchased our respective first homes, it was a very different real estate landscape than it is now. Lorna worked with a financial planner to sort out her finances and move toward a down payment on her new build condo, and I worked with my husband squirrelling away portions of our salaries for a down payment on our eventual east end fixer-upper semi. However, with rising real estate prices and additional costs like closing fees and taxes, saving for your first home can feel like an overwhelming challenge. The good news is that Canada offers a range of tools, programs, and tax benefits designed to help first-time home buyers achieve their dream of homeownership. By combining smart financial planning with these supports, you can make the goal of owning your first home a reality.

Minimum Down Payment Requirements in Canada

In Canada, the amount you need for a down payment depends on the home’s purchase price. The federal government has established the following minimum down payment requirements based on the home’s purchase price:

· For homes priced at $500,000 or less, a minimum of five per cent of the purchase price is required.

· For homes priced between $501,000 and $999,999, a minimum of five per cent for the first $500,000 and 10 per cent for any amount over $500,000 is required.

· For homes priced at $1 million or more, a minimum of 20 per cent of the purchase price is required.

While these are the minimum requirements, saving beyond the minimum can provide benefits and ultimately save you money through lower monthly mortgage payments and less interest paid over the life of the loan.

Savings Strategies to Help Save for Your First Home

There are several tools and programs designed specifically to help first-time home buyers. One of the simplest ways to stay on track is to open a new savings account for first-time homebuyers specifically to save for the down payment. Many financial institutions provide accounts specifically for first-time buyers. Look for accounts offering high interest rates, low or no fees, and flexibility to suit both short- and long-term savings goals.

A Tax-Free First Home Savings Account (FHSA) is a registered account that combines the tax advantages of an RRSP and a TFSA, making it the best savings account for first-time homebuyers and building your down payment savings. You can contribute up to $8,000 annually, with a maximum lifetime contribution of $40,000. Contributions are tax-deductible, which can reduce your taxable income, and withdrawals from your tax-free savings account for first-time homebuyers remain tax-free as long as they are used to purchase a qualifying first home.

Government Support Programs for First-Time Homebuyers

The Canadian government offers a variety of incentives to help first-time homebuyers reduce costs and make homeownership more accessible. These programs can significantly reduce upfront costs and make it easier to afford your first home when combined with your personal savings efforts.

Home Buyers Plan

The Home Buyers’ Plan (HBP) allows first-time home buyers to withdraw up to $60,000 each, tax-free from their Registered Retirement Savings Plan (RRSP), to use toward their home purchase. This program provides an excellent way to access pre-existing savings while avoiding immediate tax implications. However, the HBP requires that you repay the withdrawn amount over a maximum of 15 years, beginning in the second year after the withdrawal.

GST/HST New Housing Rebate

If you’re purchasing a newly constructed home, substantially renovating an existing one, or rebuilding after a fire, you may be eligible for a rebate on a portion of the GST or HST paid. The rebate can significantly offset the additional costs of buying or building a new home. Eligibility and rebate amounts depend on the province and the price of the house.

Land Transfer Tax Rebates

Many provinces and municipalities offer tax savings for first homebuyers to reduce the cost of land transfer taxes. The exact rebate will vary by location but can provide substantial savings on closing costs.

Home Buyers’ Tax Credit (HBTC)

The Home Buyers’ Tax Credit is another federal incentive designed to help first-time buyers recover some of the costs of purchasing a home. This non-refundable tax credit offers up to $1,500 in tax relief, which can be used to offset expenses like legal fees, appraisal costs, and land transfer taxes.

How to Start Saving for Your First Home

Saving for your first home is an exciting journey but requires significant financial planning. Here’s how you can get started.

1. Determine how much you’ll need for your down payment and other costs. Remember to account for other expenses, such as closing costs and home inspection fees.

2. Evaluate your monthly income and expenses to see where you can cut back. In your budget, focus on prioritizing essential needs while reducing discretionary spending.

3. Set aside a manageable portion of your monthly income. Even small contributions add up over time, especially when invested in high-interest or tax-advantaged accounts.

4. Review your savings progress to ensure you’re on track to meet your goal within your desired timeline. If you’re falling behind, adjust your budget or explore additional sources of income.

We understand the challenges of saving for your first home, and we are here to guide you every step of the way. Let us help you find not just a property but a place to call home. 

Are you considering using your Registered Retirement Savings Plan (RRSP) to purchase a home in the Kingston area? Understanding the Home Buyers' Plan (HBP) can be a valuable step in making homeownership more attainable.

What is the Home Buyers' Plan (HBP)?

The HBP is a federal program that allows first-time homebuyers to withdraw up to $60,000 (increased from $35,000 for withdrawals made after April 16, 2024) from their RRSPs to buy or build a qualifying home. For couples, this means a potential combined withdrawal of $120,000. The withdrawn amount is not taxed, provided it's repaid into the RRSP within a 15-year period.

Eligibility Criteria

To participate in the HBP, you must:

1. Be a Canadian resident at the time of withdrawal and up to the time a qualifying home is bought or built.

2. Meet the definition of a first-time homebuyer, meaning you have not owned and occupied a home in the previous four calendar years, excluding the 30 days before withdrawal.

3. Have a written agreement to buy or build a qualifying home for yourself or a related person with a disability.

4. Intend to occupy the home as your principal residence within one year of purchase or construction.

Even if you or your spouse have previously owned a home, you may still be considered a first-time homebuyer if certain conditions are met.

How to Withdraw from Your RRSP Under the HBP

Once you've confirmed your eligibility and have a purchase agreement in place, follow these steps:

1. Complete Form T1036: Fill out the "Home Buyers' Plan (HBP) Request to Withdraw Funds from an RRSP" form.

2. Submit to Your RRSP Issuer: Provide the completed form to your RRSP provider, who will process the withdrawal.

3. Receive Funds: The funds will be released to you without withholding taxes.

Ensure that the RRSP funds you plan to withdraw have been in the account for at least 90 days to avoid potential tax implications.

Repayment Terms

Repaying the withdrawn amount is crucial to avoid tax penalties. Here's how it works:

1. Repayment Period: Normally, you have 15 years to repay the amount, with the first payment due two years after the withdrawal. However, for withdrawals made between January 1, 2022, and December 31, 2025, the repayment period starts after five years instead of two.

2. Annual Payments: Each year, repay at least 1/15 of the withdrawn amount.

3. Missed Payments: If you miss a payment, the outstanding amount for that year will be added to your taxable income.

For withdrawals made between January 1, 2022, and December 31, 2025, the start of the repayment period is extended to five years.

Pros and Cons of Using the Home Buyers Program
Pros:

1. Interest-Free Loan: Access your RRSP funds without interest charges.

2. Boosted Down Payment: Increase your down payment, potentially reducing mortgage default insurance premiums.

Cons:

1. Repayment Obligation: Mandatory repayments over 15 years.

2. Opportunity Cost: Withdrawn funds lose potential investment growth during the repayment period.

3. Discipline Required: Strict adherence to the repayment schedule is essential to avoid tax consequences.

Consult with Professionals

While the HBP offers significant advantages, it's essential to consult with financial advisors, mortgage professionals, or tax professionals to understand the full implications based on your personal circumstances. All of the information can be found on the canada.ca website, but we know sometimes it needs a bit of an explanation. At Lynn & Lorna Real Estate, we're committed to guiding you through every step of your home buying journey in the Kingston area. Whether you're looking to discuss the HBP, have questions about the local market, or looking for a mortgage specialist recommendation, don't hesitate to reach out.

Are you considering purchasing a home in the Kingston area? Understanding the roles of key professionals and the associated costs is vital for a smooth transaction. In this guide, we'll delve into the importance of a real estate lawyer, the typical expenses involved in buying a home, and the significance of the deposit in Ontario's real estate market.

The Role of a Real Estate Lawyer in Ontario

A real estate lawyer is indispensable in ensuring that your property purchase adheres to Ontario's legal standards. Their responsibilities encompass:

• Conducting Title Searches: They verify that the property's title is free from liens, encumbrances, or disputes, ensuring you receive clear ownership.

• Managing Financial Transactions: Your lawyer handles the transfer of funds, including the down payment and closing costs, ensuring timely and accurate payments.

• Registering Legal Documents: They facilitate the official transfer of property ownership by registering the necessary documents with the provincial government.

• Providing Legal Advice: Throughout the process, your lawyer offers guidance on legal matters, helping you navigate any complexities that arise.

Engaging a knowledgeable real estate lawyer ensures that all legal aspects of your home purchase are meticulously managed, providing peace of mind during this significant transaction.

Understanding the Costs Involved in Buying a Home

Purchasing a home involves several costs beyond the property's purchase price. Key expenses include:

• Legal Fees: In Ontario, real estate lawyer fees for a standard residential purchase typically range from $999 to $1,500 plus tax. These fees cover services such as document preparation, title searches, and the facilitation of financial transactions.

• Disbursements: These are out-of-pocket expenses incurred by your lawyer on your behalf, including:

• Title Search Fees: To confirm the property's legal ownership status.

• Registration Fees: For registering the property's title and mortgage.

• Software Transaction Charges: Related to the legal software used to manage the transaction. These can range from $50 to $100, depending on the software.

• Banking Fees: Charges for processing bank drafts, wire transfers, and other transactions, which can range from $25 to $100, depending on the number of payouts required.

• Land Transfer Tax (LTT): This provincial tax is based on the property's purchase price. In Ontario, the LTT is calculated as follows:

• 0.5% on the first $55,000

• 1.0% on the portion from $55,001 to $250,000

• 1.5% on the portion from $250,001 to $400,000

• 2.0% on the portion above $400,000

• 2.5% amounts exceeding $2,000,000 where the land contains one or two single family residences

• For example, on a $500,000 home, the LTT would be $6,475. First-time homebuyers may be eligible for a rebate of up to $4,000. There is a great Land Transfer Tax calculator here.

• Title Insurance: This protects against potential issues with the property's title, such as fraud or undisclosed liens. The cost varies but typically ranges from $250 to $400.

• Home Inspection: While optional, a home inspection is highly recommended to identify any potential issues with the property. The cost is usually around $500.

• Appraisal Fee: If required by your lender, an appraisal assesses the property's market value and can cost between $300 and upwards of $1000, depending on the location and property.

• Mortgage Insurance: If your down payment is less than 20% of the purchase price, you may need to purchase mortgage default insurance, commonly known as CMHC insurance (although there are other insurers). The premium is calculated as a percentage of the loan and can be added to your mortgage payments.

• Adjustments: These cover any prepayments made by the seller, such as property taxes or in the rural areas around Kingston this often includes a propane tank fill up, that extend beyond the closing date. You'll reimburse the seller for the portion that applies after you take possession. This will be included in the closing costs that your lawyer calculates.

Being aware of these costs will help you budget effectively and avoid surprises during the home-buying process.

The Importance of the Deposit in Ontario Real Estate Transactions

In Ontario, the deposit is a critical component of the home-buying process, serving as a gesture of good faith and commitment from the buyer to the seller. Key aspects include:

• Standard Deposit Amount: While there's no legal requirement, it's customary for deposits to be around 5% of the purchase price. For instance, on a $500,000 home, a typical deposit would be $25,000. In the Kingston area, it can be closer to $10,000, whereas pre-pandemic you might have seen $3,000 or $5,000 deposits.

• Timing of the Deposit: These terms will be described in the Schedule A of the Agreement of Purchase and Sale. Generally in the Kingston area the deposit is due Upon Acceptance, but there are 3 options:

• Herewith - the deposit is submitted with the Agreement of Purchase and Sale. If the offer is accepted by the seller(s), the cheque is deposited. If not, you can simply return to your bank and redeposit the funds back to your account.

• Upon Acceptance - the deposit is due within 24 hours of the offer being accepted

• As otherwise described in this Agreement - sometimes buyers pay several deposits. For example: a portion upon acceptance, and a portion after conditions are fulfilled or waived.

• It's important to have these funds readily available when you make an offer on a property in order to avoid any breach of contract.

• Form of Payment: Deposits are typically made via cheque, certified cheque, bank draft, e-transfer, or wire transfer.

Ready to Take the Next Step?

If you're considering purchasing a home in the Kingston area, understanding the roles of key professionals and the associated costs is important for a smooth transaction. Contact us today to connect with a knowledgeable real estate lawyer and get personalized guidance tailored to your needs. Let us help you make informed decisions and ensure your home-buying experience is seamless. Your dream home awaits—let's get started!

Are you considering buying a condo in Kingston, Ontario? Our vibrant city nestled along the eastern shores of Lake Ontario offers a unique blend of historic charm and modern amenities, making it an attractive destination for condo buyers. Whether you're a first-time homebuyer, a retiree, or an investor, Kingston's condo market offers a variety of options to suit different needs and budgets.​ Let's walk through some of the different aspects of purchasing a condominium in Kingston, ensuring you're well-prepared to make an informed decision, starting with the basics.​ 

How Is Buying a Condo Different from Buying a House?

If you've never purchased a condo and are weighing the decision between buying a condo or a traditional freehold home in Ontario, it's important to understand how the two experiences differ. Here’s a quick comparison to help clarify what you’re really buying into.

Condo Ownership

When you buy a condo, you’re purchasing the interior space of your unit. You also share ownership of common elements — things like the lobby, gym, outdoor spaces, or parking garage. A condo corporation manages the building and collects monthly condo fees to cover maintenance, repairs, and amenities. In some cases, you may also be asked to contribute to special assessments for major upgrades.

Home (Freehold) Ownership

Buying a home, on the other hand, means you own the structure and the land it sits on. You're responsible for all upkeep — inside and out. There are no shared amenities or condo rules to follow, but that also means there's no help with maintenance or repairs.

Quick Comparison

Which One’s Right for You?

Condos can be ideal for those seeking a lower-maintenance, lock-and-leave lifestyle — especially first-time buyers or downsizers. Homes offer more freedom and space, but with greater responsibility. It all comes down to your lifestyle, budget, and priorities. If you decide to go the Condo route, keep reading.

Key Considerations When Buying a Condo in Kingston

Here are some important factors to consider:

• Location: Determine which neighbourhood aligns with your lifestyle and needs. Kingston offers diverse areas, from the bustling downtown core to   the west and east ends.​

• Variety of Options: From waterfront high-rise buildings, the historic Annandale building, and student-focused buildings in the downtown core to low-rise complexes, townhomes, and much more, Kingston's condo market caters to a wide range of preferences and budgets.​

• Amenities: Consider what amenities are important to you, such as parking, pool, in-suite laundry, fitness facilities, or proximity to public transportation.​

• Price Points: As of early 2025, the median list price for condos in Kingston was approximately $329,543, with a median price per square foot of $922. These figures vary significantly based on location, size, floor, and amenities.

• Condo Fees: Understand the monthly maintenance fees, what they cover, and how they fit into your overall budget.​ Talk to your mortgage specialist about it.

• Reserve Fund: Once you have a conditionally accepted offer, you can review the status certificate to assess the health of the condo corporation's reserve fund, which covers major repairs and replacements.​

• Rules and Regulations: Familiarize yourself with the condo's bylaws (included in the status certificate), especially if you have pets or plan to rent out the unit.​ 

Purchasing a condo in Kingston, Ontario, offers a blend of urban convenience and community charm. By understanding the local market, considering key factors, and working with experienced professionals like us, you can confidently navigate the process and find a condo that suits your lifestyle and investment goals.

Whether you're buying your first condo or exploring your options between a condo and a freehold home, we are here to guide you every step of the way. Lorna and I bring local expertise, market insights, and a no-pressure approach to help you make confident, informed decisions. We’ll walk you through the pros and cons, connect you with trusted professionals, and make sure no detail gets missed. Let’s find the right fit for your lifestyle — together. Contact us to talk about purchasing a home in Kingston anytime. 

As real estate agents, we understand the importance of protecting your client's interests throughout home-buying. One vital aspect of this protection is title insurance. This blog post delves into title insurance, exploring its significance, benefits, and how it safeguards your real estate investment.

What is Title Insurance?

Title insurance is a form of indemnity insurance that protects against financial loss arising from defects in title to a property. When you purchase a property, you want to be certain that you are acquiring a clear and marketable title, meaning there are no legal disputes, liens, or other encumbrances that could jeopardize your ownership rights. While conducting a thorough title search during the purchase process, it uncovers impossible to guarantee that all potential issues are. This is where title insurance steps in. It provides coverage for losses due to undisclosed title defects, such as errors or omissions in public records, unknown heirs claiming ownership, forgery, fraud, or any other legal disputes that may arise.

Why is Title Insurance Important?

• Protection against financial loss: Title insurance protects you by compensating for covered losses, legal fees, and expenses incurred in defending your title. If an unforeseen title issue arises after the purchase, the insurance policy can provide you with the necessary support and financial resources.

• Peace of mind: Knowing that you have title insurance can provide peace of mind to buyers and lenders. It offers reassurance that you have a safety net to protect your investment even if a hidden defect in the title emerges.

• Smooth real estate transactions: Title insurance facilitates smooth and efficient transactions. Lenders often require title insurance to protect their interests, ensuring that they have a valid and enforceable lien on the property. By addressing potential title issues upfront, title insurance helps streamline the closing process.

• Continual coverage: Unlike other insurance policies that require ongoing premiums, title insurance is typically a one-time premium paid at closing. This means you have coverage for as long as you own the property, protecting you against future claims or losses due to title defects.

Understanding the Coverage

Title insurance policies typically provide coverage for a range of issues, such as:

• Forgery and fraud: Protection against forged signatures on documents or fraudulently executed transfers of the property.

• Survey and boundary issues: Coverage for survey errors or boundary disputes that could impact your ownership rights.

• Outstanding liens and encumbrances: Safeguarding against unpaid taxes, outstanding mortgages, or other liens on the property.

• Undisclosed heirs and claims: Protection from claims made by undisclosed or missing heirs, ex-spouses, or other parties with potential ownership rights.

• Errors in public records: Coverage for mistakes or omissions in public records that could affect the validity of the title.

Title Insurance is a critical component of any real estate transaction. It provides protection and peace of mind, safeguarding your investment against unforeseen title defects and potential legal issues. By working with a reputable title insurance provider, you can ensure your clients have the necessary coverage to protect their interests, making their home-buying experience smoother and more secure. As real estate agents, we prioritize the protection and satisfaction of our clients. Be sure to talk to your real estate lawyer about your title insurance. Contact us today to learn more about how we can assist you in securing your real estate dreams.

When you’re getting ready to buy a home, you’ll hear the terms conventional mortgage and high-ratio mortgage pretty quickly. Here’s what they actually mean in plain language.

Conventional Mortgage

This is when you're putting at least 20% down on the home you’re buying.
With that amount of down payment, the lender doesn’t need mortgage default insurance. The approval process tends to be a little more straightforward because you already have more equity in the property.

High-Ratio Mortgage

If your down payment is less than 20%, you’re getting a high-ratio mortgage.
That just means the lender has to send your application to a mortgage default insurer for approval. It’s a normal part of the process, especially for first-time buyers.

Who Are the Insurers?

There are three mortgage insurers in Canada:

• CMHC (the one most people know)

• Sagen

• Canada Guaranty

Your mortgage broker or lender decides which insurer to use depending on the file. Buyers don’t have to choose; it happens behind the scenes.

Why This Matters

Understanding the difference helps you set expectations early on — especially around budgeting and pre-approval. In Kingston and area, lots of first-time buyers go the high-ratio route, and it’s completely normal.

If you’d like a referral to a local mortgage broker who can walk you through your options, just let us know. We’re always happy to connect you with someone great.

Watch the video here:

After working with so many buyers across Kingston and area—from first-timers to downsizers to families needing more space—we’ve noticed a few patterns. Most buyers make the same handful of mistakes, and the good news is that every one of them is avoidable with the right preparation.

Here’s a breakdown of the big ones we see, and what you can do differently.

1. Jumping Into the Search Before Sorting Out the Money

This is a common one. Buyers fall in love with houses online, start booking showings… and then discover the financing doesn’t line up with what they thought.

A few financial pitfalls to avoid:

a) Skipping the pre-approval
A pre-approval gives you your budget, your rate, and your confidence. Without it, you’re guessing—and that’s stressful for everyone.

b) Saving too little for the down payment
More down payment either lowers your monthly costs or increases your buying power. Both are helpful, especially in a competitive market.

c) Draining your savings completely
Don’t empty the tank. Things break, repairs pop up, and life happens. You’ll want a cushion when you move into your new place.

We’re not giving financial advice here—the right numbers come from your mortgage broker—but we can tell you that preparing early makes the rest of the process feel a whole lot easier.

2. Focusing on Décor Instead of the Bones

It’s incredibly easy to get distracted by gorgeous staging or shiny finishes… and just as easy to walk away from a perfectly good house because of terrible paint colours.

Here’s what matters most:

• Pay attention to the structure and systems.

• Get a home inspection.

• Learn what flaws are manageable and what the dealbreakers are.

Cosmetic things—paint, hardware, countertops, cabinets—can all be changed. Roofs, foundations, wiring, plumbing… those are the pieces worth your attention.

3. Underestimating the Importance of Location

You can renovate a kitchen. You can add a bathroom. You can finish a basement.

You can’t move a house to a new neighbourhood.

Make sure you like where the home is: the street, the neighbourhood feel, the commute, the schools, the trails, the coffee shops—whatever matters to you. A home in the right location is almost always the better long-term choice.

4. Holding Out for the “Perfect” Home

This one comes up more often than you’d think.

When we bought our first home, we went in with the classic “forever home” mindset. A friend reminded us that we’d probably only be there five to ten years—and suddenly the right house appeared. We ended up staying for 12.

Most buyers don’t actually need a forever home; they need the right home for the next stage of life. Once you shift that mindset, great options start to show up.

Need Help Starting Your Search?

If you’re thinking about buying a home in Kingston and area, we’d be happy to walk through the process with you. From neighbourhoods to budgets to inspections and everything in between, we’re here to help you make a confident move.

Reach out anytime—we’d love to chat.

If your lease is ending in six to eight months and you’re starting to think about buying your first home, the best time to reach out to a REALTOR® is right now.

Connecting early makes the process far less overwhelming. A REALTOR® will share a list of trusted lenders so you can compare options and choose who you want to work with. You’ll also get support in understanding your finances—how much more you may need to save, and ways to strengthen your credit so you’re ready to qualify for a mortgage.

Your REALTOR® will set up a home search for you, giving you a chance to see what’s available and what homes are currently selling for. You can get familiar with different neighbourhoods and start to understand what you like, what you don’t, and what fits your budget.

Starting early also gives you time to build a relationship. The more your REALTOR® gets to know you and your priorities, the better they’ll be able to help you choose the right home when you’re ready to start looking in person.

Thinking about buying in six, eight, or even twelve months? Reach out now and start preparing with confidence.

I want to buy a house, but may I record a video or take pictures of it?

The short answer is no, unless you have received the homeowner's consent, either personally or through their agent.

It can be tempting to snap photos and videos while looking for a home nowadays when everyone carries a cell phone camera in their pocket. If you have toured a lot of houses and want to keep note of which features were present in which residence, this might be extremely useful.

Additionally, if you come across a house you really like, you might want to show pictures or videos of it to your family and friends to get a second or third view. You might also want to take pictures of any places you want to remodel so you can show them to a contractor.

In any case, We strongly advise you to contact your agent. They frequently have access to a wealth of images of listed properties, and some may even offer in-depth video tours, which are more and more popular since the pandemic started.

Ask your agent to speak with the seller first if there is anything you want to take a photo or video of.

If you have permission to take some photos and there are any restrictions you need to be aware of, the listing agent will let you know. For instance, the homeowner might not want any pictures or videos of the bedrooms where their kids sleep or specific fixtures and furnishings in the house shot.

Here are some extra factors for you to think about:

• Remember that a property is someone else's home when you go to see it. Be cautious and considerate of their residence and privacy.

• Avoid capturing the homeowners' personal or identifying information. This includes items like framed family portraits and certificates set up on tables and walls.

• Do not take photos or videos of any personal items or the contents of cabinets and drawers.

• If you are granted permission to take pictures, please remember that they are solely for your personal use and shouldn't be posted on social media or any other public platform.

To put things in perspective, if you are the one selling a house, we advise you to express any preferences or privacy concerns regarding purchasers taking photos or videos to your agent in a straightforward and concise manner. The agent will be able to follow your directions by including them in writing in all listings and marketing materials for the house and by notifying potential buyers' agents in advance of open houses and scheduled visits.

Selling your home?

You can also take preventative safety steps when getting your house ready for showings. We advise storing valuables like cash and jewellery in a safe or secured cabinet and any documents containing private information such as passports, bills, investment documents, tax returns, and medical data. You will lessen your risk by taking these measures, even if prospective buyers are typically advised not to record any personal information even if allowed to take photos, and an agent must be present during showings (unless you give special instructions that they are not required).

Buying a home is stressful enough, and being self-employed can make the mortgage part feel even more complicated. You’re not imagining it—major lenders do tend to look a little harder at people who work for themselves. But while it can take more paperwork and preparation, getting approved is absolutely possible with the right approach.

Here’s a simplified, friendlier version of what the process looks like, using only the facts provided.

Why It’s a Bit Trickier

Even though the pandemic led to a “Great Resignation” in parts of North America, Canada actually went the other direction. Before the pandemic, there were nearly 2.9 million self-employed Canadians. Today, it’s a little over 2.6 million, with many people shifting back into full-time employment across various industries—including professional and technical services.

For those who are still self-employed, the work is rewarding, but gathering credit and applying for loans (including mortgages) can feel like an uphill climb. Lenders simply want to see proof that your income is steady enough to handle regular mortgage payments and pass the stress test.

Here’s how to improve your chances.

7 Ways to Make Mortgage Approval Easier When You’re Self-Employed

1. Show Your Self-Employment Track Record

If you’ve been self-employed for fewer than two years, it’s harder to prove income stability. More than two years gives you a strong track record and makes things much easier for lenders to assess.

2. Provide Income Tax Assessments

Your Notices of Assessment from the CRA for the last few years are some of the strongest documents you can provide. They confirm exactly how much you’ve earned and show lenders that your income can support something like a $500,000 mortgage.

3. Be Ready With Extra Documentation

Self-employed buyers are often asked for more paperwork. It’s normal.
Common requests include:

• Bank statements

• A list of assets (savings and investments)

• A list of debts and monthly payments

• Other sources of income

• Proof of employment status (business licences, client referrals, reference letters)

The more organized you are, the smoother the process.

4. Reduce Your Debt

Lenders scrutinize debt more heavily for self-employed applicants. Paying down things like car loans, credit cards, or student loans can make a noticeable difference.
It’s not always easy—especially with inflation, rising costs of living, and higher interest rates—but it does help your approval odds.

5. Improve Your Credit Score

A higher score makes you look more “creditworthy.”
In Canada:

• A good credit score is 660–724 (Equifax)

• 760+ is considered exceptional

Ways to help boost it:

• Pay bills on time

• Don’t cancel credit cards

• Maintain a mix of credit types

• Check your credit report for errors

• Pay off old debts

• Avoid unnecessary spending

6. Save a Stronger Down Payment

Minimums in Canada:

• 5% for homes under $500,000

• 5% on the first $500,000 + 10% on the rest for homes over that amount

A larger down payment helps strengthen your application—but don’t use every dollar you have. Lenders want to see that you still have a rainy-day fund.

7. Keep Cash Reserves

Beyond the down payment, lenders want to see that you can cover mortgage payments if something unexpected happens—illness, job loss, slow business months, etc. Cash reserves show stability.

The Bottom Line

Yes, getting a mortgage while self-employed can take more work. But it’s far from impossible. With the right documents, the right preparation, and the right lender, many self-employed Canadians qualify for mortgages every year—some for 25-year terms.