A house is the largest purchase most of us will ever make. The process should not feel like flying blind. Here is how I work with buyers, what to expect at each step, and the New Brunswick specifics that catch people off guard.
Twenty minutes on the phone or over coffee. We talk about why you are moving, your timeline, what is non-negotiable, and what you can take or leave. I will not push you to sign anything. The goal is to figure out whether we are a fit.
I will introduce you to two or three local mortgage brokers I trust. We compare rates and conditions, and we agree on a maximum that includes property tax, heat, insurance, and a buffer. The pre-approval becomes the budget. The budget does not move.
Active MLS, off-market leads, and the occasional pre-list tip. I send curated options, not a flood of links. You tell me what works and what does not. The shortlist tightens fast.
I attend every showing with you. I bring a flashlight, a moisture meter, and a checklist. You will leave knowing what you loved and what you would have to live with.
We discuss conditions, deposit, closing date, and price in writing before we send anything. You approve every line. I handle the negotiation directly with the listing agent.
Inspector, lawyer, lender. I coordinate the timeline, attend the inspection with you, and walk you through any concerns. If something needs to be renegotiated, we do that calmly and in writing.
We do a final walkthrough together. I bring you to the lawyer's office. After closing you still have me on speed dial for contractor questions, refinance timing, and the occasional housewarming.
New Brunswick charges 1% of the purchase price as a one-time land transfer tax, paid at closing. Easy to forget when you are budgeting.
If a home has an oil tank, age and material matter for insurance. A 20 year old steel tank is a problem. Many insurers refuse coverage entirely. Always ask before falling in love.
A surprising number of homes inside city limits are still on private well or septic. We test water and inspect the system as part of due diligence, not after.
Operating costs vary wildly. A 1,800 sqft home on baseboard electric runs very differently from one on a ducted heat pump with a wood backup. Always pull a year of utility bills.
The St. John River runs through Fredericton. Some streets flood in freshet. I know which ones, and we factor it into both insurance cost and resale value.
Catchment lines move. If schools matter, we verify with Anglophone West School District directly, not from a listing description. I have done this dance before.
I wrote a long-form first-time buyer guide that covers pre-approval, RRSP home buyer plan, the First Home Savings Account, the GST rebate on new builds, closing cost ranges, and what to budget for utilities by neighbourhood. Free, no email gate.
Read the guide