Your First Home, Done Right
First-Time Home Buyers
Navigating your first mortgage can be overwhelming. Jay breaks down every step in plain language — from pre-approval to closing — so you know exactly what to expect with zero surprises.
Is This Right for You?
You're buying your first home in Calgary and want to understand every step before committing
You've been saving for a down payment and want to know exactly how much home you can afford
You're unsure whether to go fixed or variable and want advice tailored to your risk tolerance
You want to maximize government programs like the FHSA and HBP before purchasing
You're tired of conflicting advice from banks and want an independent recommendation
What's Included
Pre-approval with rate holds up to 120 days
Plain-language explanation of all terms and conditions
Down payment strategy and government incentive guidance
Step-by-step closing process walkthrough
Regular updates at every milestone
Post-closing support and renewal reminders
The Process
How It Works
Free Discovery Call
We review your income, savings, credit, and goals to determine your buying power and the best strategy for your situation.
Pre-Approval & Rate Hold
Jay secures your pre-approval with a rate hold of up to 120 days, so you can shop for homes with confidence and a clear budget.
House Hunting Support
As you view properties, Jay is available to run quick numbers on any listing so you know the true monthly cost before making an offer.
Final Approval
Once you have an accepted offer, Jay submits your full application and coordinates with the lender to secure final approval and meet all conditions.
Closing Preparation
Jay coordinates with your lawyer, ensures your down payment and closing costs are ready, and walks you through every document you'll sign.
Post-Closing Support
After you move in, Jay remains your mortgage advisor — monitoring rates, sending renewal reminders, and answering questions as they come up.
Key Details
Rate Hold
120 days
Min. Down
5%
Response Time
< 24 hrs
Consultation
Free
Documentation
What You'll Need
Government-issued photo ID (driver's licence or passport)
Most recent 30 days of pay stubs and employment letter confirming position, salary, and start date
T1 General tax returns (2 years) and Notices of Assessment from CRA
Bank statements showing down payment accumulation (90 days)
FHSA or RRSP statements if using Home Buyers' Plan or FHSA for down payment
Signed purchase agreement and MLS listing (once you have an accepted offer)
Requirements
Eligibility
Must not have owned a home in the past 4 years (or ever, for certain programs)
Minimum down payment of 5% from acceptable sources (savings, FHSA, RRSP HBP, gifted funds)
Gross Debt Service (GDS) ratio generally under 39% and Total Debt Service (TDS) under 44%
Must pass the federal mortgage stress test at the qualifying rate (contract rate + 2% or 5.25%, whichever is higher)
Calgary & Alberta Advantage
Calgary is one of the most accessible housing markets for first-time buyers among major Canadian cities. Alberta charges no provincial land transfer tax — a significant advantage that saves buyers thousands of dollars at closing compared to purchasing in British Columbia or Ontario. Combined with federal programs like the FHSA ($40,000 lifetime tax-free savings for a first home) and the enhanced Home Buyers' Plan ($60,000 RRSP withdrawal, increased from $35,000), first-time buyers in Calgary have substantial tools to reduce their upfront costs. As of December 2024, first-time buyers purchasing new-build homes can also access 30-year insured amortizations, lowering monthly payments and improving affordability on new construction throughout Calgary and surrounding communities like Airdrie, Cochrane, and Chestermere. Jay helps buyers layer these programs together for maximum benefit.
Common Questions
Frequently Asked
Ready for Clarity?
Book a free consultation with Jay to discuss first-time home buyers strategy for your situation.
Book Free Consultation