First-Time Home Buyer Checklist (Alberta Edition): A Friendly Step-by-Step Guide

September 10, 2025

Buying your first home is exciting and, yes, a little nerve-wracking. You’re juggling numbers, timelines, and daily life. A clear, friendly guide on day one would make all the difference, and that’s exactly what this checklist is for. This first-time home buyer checklist keeps the home-buying process clear so you can breathe and keep moving.

We start simple. You set a budget, sketch your down payment, and get pre-approval with a lender or a mortgage broker. That gives you a sense of interest rate, maximum loan amount, and monthly mortgage payments. Then we make house hunting feel smart, not rushed, with an experienced real estate agent by your side.

Along the way, we flag the sneaky stuff. Property taxes. Closing costs like legal fees and title search. Home inspection. The little choices that help you make an informed decision and feel good on closing day.

Phase 1: Financial Preparation & Early Decisions

1) How to Get Financially Ready for Your First Home

Good news, this is simpler than it sounds! Think of it like laying out your gear before a trip. When you can see income, debt, and monthly payments at a glance, you make an informed decision faster and save money along the way.

Take stock of your money today.
List income, debts, and subscriptions. If the total debt feels heavy, we trim first so the mortgage process feels smooth. This is you assessing financial readiness, so the next steps are easy.
Build a budget you can live with.
Aim for a monthly number that covers mortgage payments, utilities, property taxes, and insurance without squeezing Fridays. Many buyers use the 50:30:20 rule as a good rule. Try a sample: target monthly payments that fit your lifestyle and still leave room for groceries and the gym.
Get pre-approval before you shop.
A lender or mortgage broker can get you pre-approved, show you your maximum loan amount, and often hold an interest rate for a set period. This makes house hunting calmer and strengthens your offer with your experienced real estate agent.
Understand mortgage options.
Compare a fixed-rate mortgage to variable-rate mortgages, then pick what helps you sleep. Ask for side-by-side financing options so you can make an informed decision about payment size and total mortgage loan cost.
Check your credit history.
Peek at Equifax Canada or TransUnion Canada. A stronger score can mean a better interest rate and more money saved across the loan.
Plan your down payment.
A bigger down payment can mean a smaller loan and lower risk to the lender. In Alberta and across Canada, minimums are 5% of the first $500,000 of the purchase price and 10 percent of any amount above that up to $1 million. Look at the FHSA and the home buyer’s plan for tax-free boosts that help you save money.
Build an emergency fund.
Three to six months of living costs is a smart cushion for unexpected expenses, small home maintenance, or a hiccup in the housing market. Think of it as the future you saying thanks.
Estimate the true monthly.
Add homeowners’ insurance, utilities, transit, and a little for coffee near your favorite local amenities. Your goal is a number that still feels good if market conditions or home prices wobble.
Preview closing costs now.
Set aside for legal fees, title search, registration, and any land transfer taxes you may encounter, plus adjustments for property and closing date. Planning early means fewer surprises when you are buying a house.
Collect the paperwork.
Gather other documents like pay stubs, T1S or NOAs, bank and investment statements, gift letters, if any, and ID. Having this ready speeds up mortgage pre-approval and keeps you moving forward.
Reality check time.
Imagine you love a new house near great grocery stores and parks, but the commute is rough. Would you still call it the perfect home? Ask yourself a few friendly questions now so you can choose with confidence later.

Great, your money map is set. Keep reading to see simple programs that stretch your down payment, unlock tax-free boosts like the FHSA and the Home Buyers’ Plan, and lower what you pay each month. Two minutes here could save real money.

2) First-Time Buyer Programs: Federal and Alberta

Quick win time. Here are the Alberta and federal options that can help you save money on your down payment, keep monthly mortgage payments in check, and move through the home-buying process with confidence. Skim the right column to see how each can lower costs, improve pre-approval, and support smarter mortgage options with your lender or mortgage broker.

Federal programs at a glance:

Program	What you get	Who qualifies	Quick win for you
First Home Savings Account (FHSA)	Contribute up to $8,000 per year, $40,000 lifetime. Withdraw for a down payment tax-free.	First-time buyer status and FHSA room	Shrinks the mortgage loan you need. Can improve interest rate offers and lower monthly payments
Home Buyers’ Plan (HBP)	Withdraw up to $60,000 from RRSP for your down payment. Repay over time	First-time buyer rules. RRSP funds available	More cash upfront without immediate tax. Helps you save money and arrive stronger at mortgage pre-approval
First-Time Home Buyers’ Incentive	Shared-equity amount of 5% or 10% of the purchase price	First-time buyer rules and income caps	Reduces the principal you borrow, which can lower mortgage payments and help in a tight housing market

Alberta programs to know:

Program	What you get	Who qualifies	Quick win for you
Attainable Homes Calgary (AHC)	5% down payment support with program commitments	City of Calgary focus. Income and residency rules	Lower upfront payment so you can start house hunting sooner and reach your closing date with less stress
First Place Home Ownership Program	Entry support on designated Edmonton sites with commitment requirements	City of Edmonton. First-time buyer status and income limits	Makes the budget work so you can keep cash for closing costs, legal fees, home inspection, homeowners’ insurance, and title search

Pick one or two that fit your credit history, income, and maximum loan amount goals. Ask your mortgage broker or lender to model scenarios that compare fixed-rate mortgages versus variable-rate mortgages, so you can make an informed decision on monthly payments.

If you are pre-approved, bring this list to your experienced real estate agent so your offer strategy and closing costs plan line up with your closing date, title search, and any land transfer taxes in your province.

3) Building Your First-Time Home Buying Team

Your home-buying team matters. With the right real estate agent, mortgage broker, lawyer, and, if you’re building, a home builder like Genesis Builders, you’ll have clear pre-approval, smart financing options, and fewer surprises on the way to closing.

Professional	Role & key tasks	Why it matters
Professional, Rolex-experienced real estate agent	Shortlist by amenities and school districts, run comps, set purchase price, write offers, and schedule home inspection.	Saves time and money, stronger negotiation, and smarter house hunting
Mortgage broker	Compare lenders, pre-approval, rate options, fixed vs variable, and estimate monthly mortgage payments.	Lower payment, clearer mortgage options, higher maximum loan amount
Real estate lawyer	Contract review, title search, register property, handle funds, explain legal fees, and confirm closing date.	Clean title, smooth closing, fewer surprises; required in Alberta
Home builder (Genesis Builders, if you’re building new)	Genesis Builders helps you choose a lot and plan, gives a clear price, sends photo updates, handles changes, walks you through before move-in, registers your warranty, and supports you after you get the keys.	Quality build to code, warranty protection, clear timelines, and one accountable local team from design to after-care.

Team set? Perfect. Keep reading to learn how to tour like a pro, compare layouts, and spot quick red flags around noise, parking, and commute so house hunting stays focused and fun.

4) How to Choose the Right Home and Neighbourhood

Pick a home type that fits how you live: detached, semi, townhouse/duplex, or condo. Balance privacy, upkeep, and how much freedom you want to renovate.

Tour a few open houses with your agent and note the unique features you’d actually use. Then choose new or resale: new gives you a warranty and some finish choices; resale is in established areas and may need a few updates. If you want a second opinion, we can walk you through plans or a show home.

Make sure the area works for your week, your commute, schools, shops, and parks. Visit at different times to get the feel. Before you commit, ask your lawyer to confirm taxes, zoning, and any rules that could affect how you use the home.

For full checklists and red flags, see our blog on What to Look For When Buying a House.

5) What to Look for When Touring a Home

Keep the tour simple. Walk room to room and ask, “Does this layout fit the way I live each week?” Bring a tape measure for your key pieces, notice light and noise, and stay calm so you don’t fall for the first place that feels cozy.

Do a quick reality check: does the home feel cared for, do the basics seem solid at a glance, and are there any smells or stains you should ask about later? Jot questions for your inspector and lean on your agent for next steps.

If you want the full step-by-step checklist (what to test, common red flags, and what to do about them), check out our blog on What to Look For When Buying a House before your next property viewing.

Got your shortlist and your tape measure story? Let’s roll into Phase 2 to craft a smart offer and nail the due diligence.

Phase 2: Put It on Paper, Prove It Out

1) How to Write an Offer on Your First Home

Found a home you love? Great. Now we turn that yes into a clean offer. With your experienced real estate agent, we set a fair purchase price, add smart conditions, and choose a closing date that fits your life. We’ll keep it clear and calm the whole way.

Your real estate agent drafts an Offer to Purchase with price, inclusions, conditions, and a practical closing date. If accepted, it becomes a binding contract.
Choose your path: a conditional offer (common, includes financing and home inspection; deposit is refundable if conditions fail) or an unconditional offer (rare and risky; deposit at risk).
Transfer the deposit to the brokerage trust to show seriousness and start timelines.
Your lender or mortgage broker orders a property appraisal to confirm the purchase price for the mortgage loan.
Lock in your interest rate when eligible and confirm product and monthly mortgage payments so the numbers match your plan.

Offer sent and timelines started? Perfect. Next, we move into due diligence to confirm financing, complete the inspection, and run the title search so you can move forward with confidence.

2) New-Home Buying Path (If You Decide to Build With Genesis Builders)

If you choose to build, your steps look a little different. First, you pick a community, hold a lot, and choose a floor plan. You’ll sign the purchase agreement and finalize financing, then make your structural and design selections by set cut-off dates.

Next, construction begins. You’ll get milestone updates as your home takes shape, and we can schedule key walk-throughs so you know what’s happening behind the walls. As possession nears, your lawyer handles funds and title, and we book a pre-occupancy orientation to show you how everything works and confirm warranty details.

On possession day, you get your keys and your new-home warranty, and after-care kicks in. Our service team stays with you for questions and requests, so year one feels simple.

CTA Button: Start Your New Home Journey!

3) Why a Home Inspection Is Essential for First-Time Buyers

We’ll keep this calm and clear.

Do not waive inspection. This is your safety net and a good strategy to avoid costly surprises.
Schedule comprehensive inspections. Book a whole house inspection, plus termite, radon, and a sewer scope where relevant.
Tag along on the inspection. Ask what is normal for a similar-aged house and what needs attention now. Confirm smoke detectors are present and working.
Arrange specialized checks. Bring in a roofer, HVAC tech, plumber, electrician, or structural engineer for specific concerns like plumbing issues or basement cracks.
Consider an energy audit. A blower door test shows air leaks and helps you estimate future efficiency costs and window performance.
Watch the home in heavy rain if possible. Look for pooling or drainage issues that could hint at future water problems.
Context notes. Inspections focus on the home itself. It is also smart to review local flood and hail maps for natural disaster risk and to check public crime rates data for a fuller picture.

4) Final Steps: Review, Sign, and Take possession

This is the part where the paperwork gets real. We keep it calm and clear with your lawyer in the lead and us close by if you want a hand.

Title Search
Your lawyer confirms clean ownership, checks liens, easements, and registrations, and flags anything that could affect the property later. If you need a referral, we can connect you to trusted firms.

Final Paperwork
Your Purchase Agreement is reviewed line by line so the purchase price, closing date, inclusions, and conditions match what you agreed to. You will also review the transfer of title, mortgage documents, and property tax statements, plus any adjustments and other documents your file needs.

Funds and Approvals
Your lender issues final approval and confirms product, interest rate, and mortgage payments. You will wire the remaining down payment to the lawyer’s trust account, bring valid ID, and settle legal fees and registration or land-title charges as part of your closing costs.

Insurance
Buy title insurance through your lawyer to protect against hidden title issues. Have homeowners’ insurance active for the closing date and share the binder with your lender.

Final walkthrough
Do a last check after the sellers have fully moved out. Test appliances and smoke detectors, look for plumbing issues or new damage, and confirm the home matches the agreement before you sign.

Next step
Paperwork complete and keys in reach. We will stay available for questions so possession day feels simple and you move forward with confidence.

Paperwork signed, funds delivered, insurance active, title registered. Next up is Phase 3: Moving In and Settling Down. We’ll share a simple move-in checklist, help you sort utilities, and stay on call so possession day feels easy.

Phase 3: Welcome Home, Let’s Settle

Congratulations on getting your keys! Now it’s time to make your new house a home. This first hour shapes everything. Before boxes stack up, a few quick moves lock in safety, sanity, and sleep. Keep reading. We will set the order, flag what can wait, and share the one tiny habit that saves you a headache later. Ready to start right?

1) What to Do in the First Hour on Possession Day

After months of showings, budgets, and signatures, you made it. Take the win. This first hour is about small wins that protect the house and your sleep.

Change or rekey all locks and update the garage door code if you have one. Keypads are handy.
Set up utilities for water, gas, electric, trash, internet, or cable to start on your closing day, so nothing lags.
Deep clean everything before furniture shows up. Walls, floors, appliances, every surface.
Tackle essential updates while rooms are empty. Paint, refinish floors or cabinets, add a sump pump if needed, clean windows, swap toilet seats, install bidets, run cables in walls, and epoxy the garage floor.
Find the main shut-off valves for water and gas and learn how they work.
Swap filters for HVAC, fridge, and dishwasher, and clean the dryer vent. Auto-delivery for HVAC filters helps.
Test smoke and carbon monoxide detectors and replace batteries or units if needed.
Set a few bait traps if it is an older house.
Replace exterior hoses before the first frost if you are in a cold climate.
Clean gutters now and aim downspouts away from the foundation.
Check weatherstripping on doors and windows to keep drafts and pests out.
Set aside money for moving costs so surprises do not sting.

First hour, done. Keep reading to set up the simple system that makes day two easier. We will build your home binder, map the breakers and shut-offs, and line up a few tools that save the day.

2) How to Get Organized in Your New Home

You did the big thing. Now let’s make life easy. A tiny bit of setup today saves you time, money, and headaches later. Start a simple system you’ll actually use.

Home binder or digital folder

Create one place for receipts, warranties, and notes.
Include appliance manuals with make, model, serial, and install date.
Add paint colours by room, HVAC filter sizes, water heater info, and garage remote details.
Snap photos of stickers and labels so you are not hunting later.

Map your power

Label the breaker panel. Note which switches and outlets each circuit controls.
Keep a flashlight near the panel.

Keep a small toolbox handy

Tape measure, screwdrivers, utility knife, pliers, adjustable wrench, stud finder, level, picture hooks, wood glue, painter’s tape, felt pads.

Stock day-one essentials

Plunger, fire extinguishers, cleaning supplies, garbage bags, extension cords, batteries, flashlight, first aid kit, light bulbs, broom, dustpan, mop, bucket.

Furnish slowly

Set a simple budget for furniture. Start with the rooms you live in most.
Do not rush to fill the house. Second-hand finds and seasonal sales can be great.

Home HQ is set. Keep reading for Ongoing Financial & Administrative Tasks, where we update addresses, set a simple house fund, and plan for the not-so-fun bills so money, mail, and maintenance stay under control.

3) Important Admin Tasks After Moving In

You made it home. Now tighten up the money and paperwork so life runs quietly in the background. A few quick updates today protect your budget tomorrow, especially as property taxes and homeowners’ insurance change over time.

Update your address with banks, credit cards, insurance, car registration, driver’s license, doctors, dentists, employers, pension plans, and voter registration.
Forward your mail with the post office, then change addresses at the source since forwarding can miss things.
Expect a few extra costs beyond your mortgage and utilities. Plan for property taxes that rise, homeowners’ insurance renewals, bug control, lawn care, HOA fees, and annual AC service.
Set a house fund separate from your emergency fund. Aim for about 3 percent of the home’s value for repairs and overdue updates so unexpected expenses do not derail your budget.

Admin calm, achieved. Next up, let’s plug into your new community, meet the neighbours, and find the local tips that make the area feel like home.

4) How to Settle Into Your New Community

You did the big thing. Now make it feel like yours. A few small conversations and habits turn a new street into a place you belong.

Start with simple hellos. Introduce yourself, wave on evening walks, and swap numbers with the folks next door. Ask for go-to recommendations for handy people, plumbers, and favourite cafés.

Join local groups or community pages so you hear about events, sports sign-ups, and road work. If you like a plan, map your weekly routes to grocery stores, parks, clinics, and public transportation so life is easy on busy days.

Walk your block at different times. Notice lighting, traffic flow, and where kids play. Make sure house numbers are visible from the street and that the mailbox protects against rain. Pets often spark conversations, too. Neighbours remember names faster when they meet your dog first.

At Genesis Builders, we can share neighbourhood guides, community calendars, and online groups if you want a head start. We are local, we show up, and we are happy to connect you with what makes this place feel like home.

Why build with Genesis Builders and how we help at each step

Discovery Meeting: We listen to financial readiness, timeline ranges, and must-haves. No pressure.
Personalization: Choose finishes within set plans so your home reflects you.
Clear mortgage conversations: We’ll connect you with a trusted mortgage broker or lender if you’d like a second opinion on financing options.
Guided updates: We share construction milestones (photos + notes) so you always know what’s next.
Pre-occupancy orientation: We teach systems, warranties, maintenance — bring all your questions.
After-care & warranty: Questions pop up, no worries, we’ll be here. That’s our promise.

Our promise is care, honesty, and respect. From your first hello to long after you move in. If you’re feeling stuck, ask us anything. We’re real people who love helping first-time buyers feel proud (and relieved!).

Ready to start (at your pace)?

You did it. You are on your way to a home that fits your life, not just a floor plan. At Genesis Builders, we show up with clear steps, real answers, and people who care. We build homes in connected communities, and we keep the experience personal, calm, and practical.

If you have questions or want a quick gut check, reach out. No pressure, just a friendly chat. We are here to help you feel supported and proud every step of the way.

Blog