Buying your first home in Quebec is an exciting milestone and a genuinely complex process. Unlike other Canadian provinces, Quebec operates under civil law, and the transaction framework - from the initial offer to the notarial closing - has features that surprise even buyers who have purchased property elsewhere. This guide walks through every step.
Step 1: Assess Your Finances
Before visiting a single property, get a clear picture of your financial position. How much do you have saved for a down payment? What is your household income, and what monthly mortgage payment can you comfortably carry? Do you have access to RRSP funds through the Home Buyers' Plan (up to $35,000 per person) or the First Home Savings Account (FHSA)?
In Montreal, the minimum down payment is 5% for properties under $500,000 and scales above that threshold. But putting down 20% or more avoids CMHC mortgage insurance premiums, which add 2.8–4% to the insured loan amount.
Step 2: Get Pre-Approved
Pre-approval is not optional in today's Montreal market. It is the document that converts you from a browser into a credible buyer. Pre-approval involves submitting income documentation, bank statements, and consenting to a credit check. The lender issues a written commitment to lend up to a specific amount at a specific rate - typically locked for 90 to 120 days.
Step 3: Work with a Buyer's Broker
In Quebec, buyer's broker services are typically paid by the seller through the transaction. There is no direct cost to the buyer for professional representation, and yet it provides access to all listed properties, market analysis, negotiation expertise, and transactional support. There is no rational reason for a first-time buyer to navigate without one.
Step 4: Search and Visit Properties
Your broker will set up a Centris search matching your criteria and alert you to new listings in real time. Plan to visit properties with clear evaluation criteria: location, size, condition, and building quality (for condos). Take notes. The first ten properties you see help calibrate your sense of value in the market.
Step 5: Make an Offer - The Promesse d'Achat
In Quebec, an offer to purchase is called a Promesse d'achat. Unlike informal letters of intent used in some provinces, this is a legally binding document upon acceptance by both parties. It specifies the purchase price, deposit amount, conditions (typically financing and inspection), closing date, and inclusions/exclusions.
Standard conditions give you 5–10 business days to complete a home inspection and secure mortgage approval. If either condition is not satisfied, you can withdraw with your deposit returned. Once conditions are waived, the deal is firm.
Step 6: Home Inspection
Never waive the inspection condition on a first purchase. A qualified home inspector will spend 2–3 hours examining the property's structure, systems, and visible components, then provide a written report. Issues found give you the opportunity to renegotiate, request repairs, or - in rare cases - exit the deal.
Step 7: Notarial Closing
In Quebec, the property transfer is completed by a notary, not a real estate lawyer. You choose the notary (the cost is the buyer's responsibility, typically $1,200–$2,000). The notary conducts a title search, prepares the mortgage deed and transfer deed, and registers the transaction at the land registry. You sign the final documents at the notary's office, transfer the balance owing, and receive the keys.
Additional Costs to Budget For
Beyond the down payment: welcome tax (taxe de bienvenue) - approximately 1.5% of the purchase price; notary fees; home inspection; and moving costs. First-time buyers may also qualify for the First-Time Home Buyers' Tax Credit (federal) and various Quebec provincial programs.