Buying a home
Buying a home in Edmonton, with every step online
Get pre-approved by video call, shop with confidence and let me coordinate the lender, appraiser and lawyer. All from your phone or laptop.
Pre-approval opens Pineapple’s secure online application. Approval is not guaranteed and depends on lender review.
Whyte Avenue in Old Strathcona
- Video meetingsZoom, Google Meet or Teams
- Phone & textMon to Fri 9:30 to 5, other times on request
- E-signingSign from your phone or laptop
- Secure document uploadNo office visits needed
Buying in Edmonton without the office runaround
Buying a home moves fast once you find the right one. Offers in popular neighbourhoods can have tight financing conditions, so it pays to have your mortgage sorted before you book showings. With an online process, a lot of that groundwork happens on a weeknight video call instead of a lunch-hour dash to a bank branch.
Step 1: pre-approval and a rate hold
A pre-approval shows what you can likely afford and, with many lenders, holds a rate for a set period (often 90 to 120 days) while you shop. It’s based on the information and documents you provide, and the lender still has to approve the specific property after you write an offer. Start your pre-approval online (opens in a new tab).
Step 2: shop with real numbers
I’ll show you the payment at different prices and down payments, plus what condo fees, property taxes and heating add. A $450,000 condo with $500 monthly fees and a $450,000 detached home are very different budgets.
Step 3: accepted offer to firm deal
When your offer is accepted, send me the purchase contract and MLS listing. I submit your file, the lender may order an appraisal, and we work through conditions together, usually within the financing deadline in your contract.
Step 4: lawyer and possession
Your lawyer receives the mortgage instructions, you sign the final documents (remotely, if your lawyer offers it) and the funds go out on closing day. Then you get the keys.
Costs to plan for beyond the down payment
| Cost | What to know |
|---|---|
| Land transfer tax | Alberta has no land transfer tax. Instead there are Land Titles registration fees, based partly on the property value and the mortgage amount. |
| Legal fees | Your lawyer’s fee plus disbursements. Get a quote that includes remote signing if you want it. |
| Home inspection | Strongly recommended, especially for older homes and acreages. |
| Appraisal | Sometimes required by the lender; sometimes covered by the lender. |
| Insurance | Home insurance is required before closing; condo owners need unit-owner coverage too. |
| Adjustments | Property tax or condo fee adjustments with the seller on closing day. |
| Mortgage default insurance | With less than 20% down, a CMHC, Sagen or Canada Guaranty premium is added to the mortgage. Alberta charges no provincial sales tax on it. |
A common rule of thumb is to set aside about 1.5% of the purchase price for closing costs. Your lawyer can give you a firmer number.
Buying a new build
New communities around Edmonton, Beaumont, Spruce Grove, Leduc and St. Albert mean plenty of builder contracts.
Longer closings
Completed spec homes may close within months, while presales can take a year or more. Not every lender holds a rate that long, so timing matters.
Deposit schedules
Builders often ask for deposits in stages. That money needs to be documented like any down payment.
GST
New homes carry GST. First-time buyers may qualify for a rebate of up to $50,000 on a new home bought from a builder under an agreement signed on or after March 20, 2025 (reduced for homes valued over $1 million). See the CRA rebate page (opens in a new tab) and confirm with the builder and your lawyer.
30-year insured amortization
Since December 15, 2024, insured mortgages on newly built homes can have up to 30-year amortizations, which lowers the monthly payment.
Official sources (rules change, so check the latest):
- Financial Consumer Agency of Canada: down payment rules (opens in a new tab)
- OSFI: minimum qualifying rate (opens in a new tab)
- CRA: first-time home buyers’ GST rebate (opens in a new tab)
Reviewed .
Common questions
How long does an online pre-approval take?
Once your application and documents are in, many pre-approvals come back within a couple of business days. Complex income can take longer. A pre-approval is not a final approval; the lender reviews the property and your file again after your offer is accepted.
How much do I need for a down payment?
For homes under $1.5 million: at least 5% of the first $500,000 and 10% of the portion above that. At $1.5 million or more, the minimum is 20%. With less than 20% down, mortgage default insurance is required. Rental properties need more.
What is the mortgage stress test?
Federally regulated lenders must qualify you at the greater of your contract rate plus 2% or 5.25%. It means you qualify at a higher rate than you’ll actually pay, which builds in a cushion.
Can I buy a home in Edmonton if I live somewhere else right now?
Yes. We can do the whole mortgage online, and your realtor can arrange video tours. Many lawyers offer remote signing too.
What can make a purchase approval fall through?
Big changes before closing: a new job, a new car loan, missed payments, large unexplained deposits, or an appraisal below the price. Talk to me before making any financial moves.
Ready to start house hunting?
Get pre-approved online or book a call. I’ll help you see exactly what you can afford before you fall in love with a listing.
Approval is not guaranteed and depends on lender review.
- John Antle, Mortgage Associate - Team Lead, Pineapple National Inc.
- Phone: 403-879-2065 · Call or text: 250-212-8512
- Email: johnantle@gopineapple.com
- Hours: Monday to Friday, 9:30 AM to 5:00 PM. Appointments outside those hours are available on request.
- 100% online: video, phone, e-signing and secure upload for Edmonton and every surrounding community. No office visit required.