Home Buyers · Alberta, BC, and Ontario

Documents you need to buy a house without a realtor in Canada.
2026 guide for Alberta, BC, and Ontario buyers.

Every document you need from your first offer through to closing. Requirements vary by province. This guide covers all three provinces where Bōde operates.

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.

01 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.

02 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.

03 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.

04 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.

05 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.

06 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.

07 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.

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.

08 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.

09 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.

Common Questions

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