What documents do you need to buy a house without a realtor in Canada?
Canadian home buyers need a mortgage pre-approval, a signed purchase agreement, financing documents from their lender, a home inspection report, a title search, and closing documents prepared by a lawyer or notary. Condo and strata buyers also need to review building documents. Land transfer tax is payable at closing in every province. Specific document names and requirements differ between Alberta, BC, and Ontario.
1 The Checklist
Every document buyers need in 2026
Work through this checklist in order. Documents are grouped by stage. Not every item applies to every purchase. Condo and strata items apply to those property types only.
Before You Offer
- Mortgage pre-approval letter from your lender
- Title search on the property (confirm no encumbrances)
During the Offer
- Signed purchase agreement (offer to purchase)
- Deposit confirmation
- Seller’s Property Disclosure Statement or latent defect disclosure (BC: PDS; Alberta: latent defects only)
During Conditions
- Home inspection report
- Financing approval letter from lender
- Condo documents (Alberta) or strata documents (BC) or status certificate (Ontario) (if applicable)
- Waiver of conditions (once all conditions are satisfied)
At Closing
- Final mortgage documents signed with lender
- Transfer document (Form A in BC, Transfer of Land in Alberta, Transfer/Deed of Land in Ontario)
- Title insurance (required by most lenders)
- Land transfer tax payment
2 Before You Offer
Mortgage pre-approval
A mortgage pre-approval confirms how much a lender is willing to lend you based on your income, credit, and assets. It is not a guarantee of financing but it establishes a realistic price range and signals to sellers that you are a credible buyer. Most sellers and seller agents will expect you to have one before they take your offer seriously.
Get your pre-approval before you start making offers, not after. If you make an offer conditional on financing, your lender will require a full application and supporting documents including proof of income, employment confirmation, and bank statements. The pre-approval gives you a head start on that process.
3 Before You Offer
Title search
A title search confirms who legally owns the property and identifies any registered interests against it: mortgages, liens, easements, caveats, rights-of-way, and other encumbrances. Your lawyer or notary conducts a title search as part of the closing process. However, reviewing the title before you make an offer gives you a clearer picture of what you are buying and whether there are any issues that need to be resolved before closing.
Title insurance, arranged by your lawyer at closing, protects you and your lender against certain title defects that a search may not catch, including fraud and errors in public records. Most lenders require it.
4 The Offer
Purchase agreement
The purchase agreement is the legally binding document that sets out your offer: purchase price, deposit amount, subject conditions, completion date, possession date, and any included or excluded items. In Alberta it is called a purchase contract. In BC it is called the Contract of Purchase and Sale. In Ontario it is the Agreement of Purchase and Sale. The names differ. The function is the same.
When you make an offer through Bōde, the system populates an industry-standard agreement with your particulars and sends it to the seller. The seller can decline, counter, or accept. All changes during negotiation are reflected on the document in real time. Once accepted, both parties sign digitally. Any changes after acceptance require a written amendment. Learn how to read a purchase agreement before you submit your first offer.
5 Due Diligence
Home inspection report
A home inspection gives you a written assessment of the property’s condition from a licensed inspector. It covers the structure, roof, foundation, electrical systems, plumbing, HVAC, and other components. The inspector provides a detailed report with findings and recommended repairs.
Include a home inspection condition in your offer. This gives you the right to commission an inspection and use the findings to renegotiate price, request repairs before possession, or walk away if major issues are identified. Waiving an inspection to compete on price is a risk. You accept the property as-is when you remove that condition.
6 Due Diligence
Financing documents
If your offer includes a financing condition, you need to obtain formal mortgage approval from your lender before the condition deadline. This is separate from your pre-approval. Your lender will require supporting documents: proof of income (pay stubs, T4s, or NOAs), employment confirmation, recent bank statements, proof of down payment, and the signed purchase agreement.
Once financing is approved, your lender issues a mortgage commitment letter. You use this to satisfy the financing condition and remove it from the contract. Keep a copy for your records and provide it to your lawyer at closing.
7 Condo and Strata Buyers
Building documents
If you are buying a condo or strata unit, reviewing the building documents is one of the most important steps in your due diligence. These documents tell you the financial health of the building, what rules you will be subject to as an owner, and whether there are any upcoming special levies or unresolved issues.
Alberta
BC
Document name
Condo documents
Strata documents
Key contents
Bylaws, reserve fund study, financial statements, meeting minutes
Bylaws, rules, depreciation report, financials, Form B, special levy notices
Who provides them
The seller, obtained from the condo corporation
The seller, obtained from the strata corporation
In Ontario, buyers request a Status Certificate from the condo corporation. It confirms the unit’s financial standing, any arrears, outstanding levies, and the rules of the corporation. Always make your offer conditional on a satisfactory review of these documents.
8 At Closing
Land transfer tax
Land transfer tax is a provincial tax payable by the buyer at closing when a property changes hands. The amount is calculated as a percentage of the purchase price and varies by province. In Ontario, buyers in Toronto also pay a municipal land transfer tax on top of the provincial tax. Alberta does not have a provincial land transfer tax but charges a Land Titles transfer fee.
First-time buyers may qualify for a rebate in BC and Ontario. Your lawyer calculates and remits the tax as part of closing. Confirm the current rates and rebate eligibility directly with the relevant government resource for your province before closing.
Province
Official rate reference
Alberta
No provincial LTT. Land Titles transfer fee applies.
British Columbia
Provincial PTT applies. First-time buyer exemption available.
Ontario
Provincial LTT applies. Toronto buyers pay an additional municipal LTT. First-time buyer rebate available.
9 At Closing
Closing documents
Your lawyer or notary prepares and registers the transfer document that moves title from seller to buyer. In BC this is the Form A Transfer. In Alberta it is the Transfer of Land. In Ontario it is the Transfer/Deed of Land. You sign final mortgage documents with your lender, and your lawyer handles fund disbursement, mortgage registration, and title registration.
Confirm your legal or notarial representation well before your possession date. Your lawyer needs time to review the title, confirm conditions are satisfied, arrange title insurance, and prepare closing funds. Last-minute legal arrangements are a common cause of possession day delays.
10 Province Comparison
Alberta vs BC vs Ontario: key differences for buyers
Alberta
British Columbia
Ontario
Purchase agreement
Purchase contract
Contract of Purchase and Sale
Agreement of Purchase and Sale
Seller disclosure
Latent defects only
Full Property Disclosure Statement (Form PDS)
Seller Property Information Statement (SPIS), voluntary
Condo documents
Condo documents
Strata documents
Status certificate
Cooling-off period
None for resale
HBRP: 3 business days, 0.25% fee
None for resale. 10-day period for pre-construction condos only.
Land transfer tax
No provincial LTT. Land Titles fee applies.
Property Transfer Tax. First-time buyer exemption available.
Provincial LTT plus municipal LTT in Toronto. First-time buyer rebate available.
Closing handled by
Real estate lawyer only
Lawyer or notary public
Real estate lawyer only
Common Questions
Do I need a lawyer to buy a house without a realtor in Canada?
Yes. A real estate lawyer is required to close a property purchase in Alberta and Ontario. In BC, a lawyer or notary public can handle the transaction. Your legal representative conducts the title search, arranges title insurance, prepares transfer documents, registers the mortgage, and manages funds at closing. Engage your lawyer early, not at the last minute.
What is the difference between a purchase agreement and a purchase contract?
They refer to the same type of document. In Alberta the term is purchase contract. In BC it is Contract of Purchase and Sale. In Ontario it is Agreement of Purchase and Sale. All three are legally binding agreements setting out the terms of the property sale.
Should I include a home inspection condition in my offer?
Yes, in most cases. A home inspection condition gives you the right to have the property inspected and to renegotiate or walk away if significant issues are found. Waiving an inspection to make your offer more competitive means you accept the property in its current condition with no recourse for issues discovered after possession.
What is a waiver of conditions?
A waiver of conditions is a signed document confirming that all conditions in the purchase agreement have been satisfied or waived and the sale is now firm. Once both parties sign the waiver, neither party can back out without legal consequence. In BC, conditions are removed through a subject removal addendum rather than a waiver.
Do first-time buyers pay land transfer tax in Canada?
It depends on your province. Alberta does not have a provincial land transfer tax. BC first-time buyers may qualify for a full or partial exemption from the Property Transfer Tax depending on the purchase price. Ontario first-time buyers can apply for a rebate on the provincial land transfer tax and, if buying in Toronto, on the municipal land transfer tax as well. Confirm current eligibility thresholds with your lawyer or the relevant provincial government before closing.
What additional documents should I request from the seller?
Consider requesting utility bills, property tax statements, renovation and repair invoices, appliance manuals and warranties, rental agreements if the property is tenanted, and any permits for past work. This information is not legally required to be provided but can reveal important details about ongoing costs and the condition of the home before you firm up the sale.
This guide provides general information about documents required for residential property purchases in Canada. It does not constitute legal or financial advice. Requirements vary by province, property type, and individual transaction. Consult a licensed real estate lawyer or notary public in your province before making an offer.