10 Step Guide to Buying Your Home
10 Steps to Buying a Home with Luke Menkes
Whether you’re a first-time buyer or looking for your next dream home, the process can feel overwhelming — but it doesn’t have to be. Luke Menkes is here to guide you every step of the way.
Step 1: Is Buying the Right Move?
Choosing to buy a home is a big decision. To help you weigh your options, here are some key questions to consider when deciding between buying and renting.
How does buying build equity?
Each mortgage payment increases your ownership in the property. Rent, on the other hand, goes toward your landlord’s equity.
What are the upfront costs?
Buying requires a down payment, plus closing costs like legal fees, inspections, and land transfer tax. Renting typically involves a security deposit and the first month’s rent, making it cheaper upfront.
Who takes care of maintenance and repairs?
Homeowners are responsible for repairs and upkeep. Renters rely on their landlords for maintenance and property issues.
How does each option affect financial risk and stability?
Owning means long-term stability and control over your space, but it comes with market and interest rate risks. Renting offers flexibility and fewer financial responsibilities, but less control over future housing expenses.
If buying feels like the right step for you, let’s move forward.
Experienced Negotiator | Creative Deal Maker | Trusted Kelowna Real Estate Advisor With over 25 years of experience crafting strategic property deals — both personally and for clients — I bring deep market insight and exceptional negotiating skill to every transaction. Whether you’re buying a home, relocating to Kelowna, or investing in the Okanagan, I’ll help you navigate the process with clarity, confidence, and a sharp eye for value.
I believe real estate success starts with education. I ensure every client understands the local market dynamics and is empowered to make well-informed decisions. Your experience should be smooth, strategic, and stress-free — and I treat every transaction as the beginning of a lifelong professional relationship.
Most of my business comes through word-ofmouth, a reflection of the trust and results I consistently deliver.
Let’s connect to explore current opportunities in Kelowna and surrounding markets.
Area Covered: Kelowna, West Kelowna, Lake Country, Vernon
Step 2: Know Your Budget
Knowing how much you can afford is key to a confident home search. Be sure to plan for both one-time costs and ongoing expenses.
Estimate Your Homeownership Costs
Home Price
$700,000Upfront Costs
Down Payment $140,000
Closing Costs $155,175
Monthly Recurring Costs
Mortgage Payment $3,029
Property Taxes $583
Home Insurance $58
Note: Cost breakdowns are estimates based on averages for first-time home buyers in Ontario and should be used for reference only. Actual costs will vary by individual situation.
Most lenders use two main affordability guidelines:
Gross Debt Service (GDS):
Housing costs (e.g., mortgage, taxes, heating, and 50% of condo fees) should not exceed 39% of your gross household income.
Total Debt Service (TDS):
Housing costs plus debt payments (e.g., car loans, credit cards, and student loans) should not exceed 44% of your gross household income.
Get pre-approved for a mortgage to lock in your rate for up to 130 days and show sellers you're a serious buyer.
Not sure what your budget looks like? Use our Mortgage Calculators to find out.
Step 3: Set Your Home Search Criteria
Before diving into listings, take time to define what’s important to you.This keeps your search focused and aligned with your needs.
Things to consider:
Location
Is the neighborhood safe, convenient, and aligned with your lifestyle?
Size
How much space do you need now, and what about your future plans?
Condition
Are you open to a fixer-upper with potential, or do you prefer a move-in-ready home?
Type of property
Are you looking for a detached home, a condo, or a townhouse? Each has pros, cons, and cost considerations
Already have a neighbourhood in mind?
Sign up for our Neighborhood Buzzer to get updates as soon as new listings hit the market.
Step 4: Work with the Right Realtor®
In Canada, REALTORS® are licensed professionals who must follow a strict Code of Ethics. Choosing the right one can make or break your home buying experience. Stick with one REALTOR® who understands your goal and preferences.
See what clients are saying about working with Luke Menkes, or reach out to start your journey.
TESTIMONIALS
Step 5: Begin Your Search
Now for the fun part - house hunting!
With your criteria and budget in place, Luke Menkes will set up personalized alerts directly from the MLS® so you’re the first to know when a suitable property hits the market.
You can also explore Luke Menkes’s featured listings to get a feel for what’s available.
Open houses and scheduled private showings are a great way to see homes up close and evaluate homes beyond surface features. Don’t hesitate to ask questions about maintenance, renovations, or the neighborhood during your visits.
Step 6: Find a Real Estate Lawyer
A trusted real estate lawyer protects your legal and financialinterests throughout the transaction. Start by asking friends, family, or Luke Menkes for recommendations.
While your lawyer handles the legal side, don’t miss opportunities on the market.
Here’s how your lawyer helps:
Review the Agreement
Ensure all terms in the Agreement of Purchase and Sale are accurate
Run a Title Search
Confirm there are no liens, unpaid taxes, or legal claims against the property
Handle Closing Costs
Calculate and pay land transfer taxes, title insurance, and prepare legal documents
Register the Property
Transfer ownership and register the property in your name with the provincial land registry
Coordinate Mortgage Funds
Work with your lender to transfer mortgage funds to the seller on closing day
Step 7: Make an Offer
Found the one? Luke Menkes will help you craft an offer that aligns with your needs and stands out to the seller.
What’s in an Offer?
- Purchase Price
- Deposit (often 5% of the price, held in trust)
- Conditions (typically home inspection, financing, and sometimes a sale of your current home)
- Inclusions (items to remain in the home e.g., appliances, blinds, fixtures)
- Closing Date and Irrevocable Period
Types of Offers
- Firm Offer: This means you’re ready to buy the home as-is, with no conditions; be sure everything checks out before going this route.
- Conditional Offer: It includes specific conditions that must be met before the deal becomes binding.
The seller may accept, reject, or send a counteroffer. Don’t worry — Luke Menkes will negotiate the best terms on your behalf.
Step 8: Get a Home Inspection
Even if a home looks great on the surface, an inspection can uncover hidden issues that could cost thousands to fix later.
Tips
Attend the inspection if possible. it’s a great opportunity to ask questions, learn about the home’s condition, and pick up useful maintenance tips.
If the home doesn’t pass or you decide to keep looking, stay in the loop with our Just Listed alert. It’ll help you spot your perfect home the moment it’s available.
Step 9: Finalize Your Mortgage
Your offer has been accepted — congrats! Now it’s time to lock in your financing.
You’ll need to:
1
Agreement
Submit your signed Agreement of Purchase and Sale
2
Financial Documents
Provide your financial documents such as proof of income, tax returns, bank statements, and a void cheque
3
Mortgage Terms
Review and confirm your final mortgage terms, including the loan amount, interest rate, and amortization period
Tips
Between now and closing, avoid major financial changes like taking on new debt, changing jobs, or making large purchases. These can put your mortgage approval at risk.
Hold off on big financial decisions, but keep your home search moving. Set up a PRICE DROP alert to catch any deals that come up.
Step 10: Closing the Deal & Moving In
You’re almost home! As closing day approaches, your legal and financial team will handle the final paperwork.
Before closing, make sure you have:
- Mortgage approval and insurance
- Finalized legal documents and title transfer
- Fund ready for closing costs (typically 1.5% - 4% of the purchase price)
- Utility and services set up
Once everything is signed and processed, you'll get the keys and can officially move in. Schedule a final walk-through, book movers, and celebrate this exciting milestone!