# FirstHomeGuide.ca — Complete Content Index

> The most comprehensive free resource for first-time home buyers in Canada.

This file provides AI systems with a complete overview of all content available on FirstHomeGuide.ca.

## Site Structure

The guide is organized into 8 sequential modules that follow the home-buying journey:

### Module 1: Are You Ready to Buy?
URL: https://firsthomeguide.ca/guide/1-are-you-ready/1-first-time-buyer/
Topics covered:
- The 4-year rule for first-time buyer qualification
- Investment property exception
- Rent vs. buy analysis with real-world comparison
- Credit score requirements (680+ ideal, 600 minimum)
- Free credit monitoring tools (Borrowell, Credit Karma)
- Mortgage stress test explained with examples
- Financial readiness checklist
- Co-buying guide: purchasing with a partner, family, or friend — ownership structures, legal considerations, and exit strategies

### Module 2: Saving Smart — FHSA, RRSP HBP & More
URL: https://firsthomeguide.ca/guide/2-saving-smart/1-fhsa/
Topics covered:
- First Home Savings Account (FHSA) — $8,000/year, $40,000 lifetime, double tax advantage
- RRSP Home Buyers' Plan (HBP) — $60,000 per person (2026 limit), 15-year repayment
- FHSA + HBP combination strategy — access up to $100,000 per person
- TFSA as supplemental savings vehicle
- Saving timelines for different budgets

### Module 3: Down Payments & Mortgage Basics
URL: https://firsthomeguide.ca/guide/3-down-payments-mortgages/1-down-payment-rules/
Topics covered:
- Tiered down payment rules (5% on first $500K, 10% on portion above, 20% on $1M+)
- CMHC mortgage insurance (premiums from 2.4% to 4.0%)
- Three insurers: CMHC, Sagen, Canada Guaranty
- Fixed vs. variable rates (ARM vs VRM distinction)
- Amortization periods (25 vs 30 year, eligibility rules)
- Mortgage pre-approval process
- GDS/TDS ratios
- Lender types (Big 5, credit unions, mortgage brokers, monoline)
- Self-employed buyers: qualifying for a mortgage with non-traditional income, BFS programs, documentation requirements

### Module 4: Government Programs by Province
URL: https://firsthomeguide.ca/guide/4-government-programs/1-federal-programs/
Topics covered:
- Federal: FHSA, HBP, HBTC ($1,500 credit), GST/HST New Housing Rebate
- Ontario: LTT rebate ($4,000), Toronto MLTT rebate ($4,475), HST rebate on new homes ($24,000)
- British Columbia: PTT exemption (up to $8,000), newly built home exemption, BC Home Owner Grant
- Alberta: No land transfer tax, Attainable Homes Calgary
- Quebec: Montreal grant (up to $15,000), welcome tax rates, QST rebate ($9,975)
- Nova Scotia: 5% interest-free down payment loan, HST rebate
- Saskatchewan: PST rebate on new construction
- Manitoba: LTT rebate ($5,250), down payment assistance
- New Brunswick: HST rebate ($3,000), low 1% transfer tax
- PEI: Full property transfer tax exemption for first-time buyers
- Newfoundland & Labrador: Down payment assistance, HST rebate
- Program stacking strategies with worked examples

### Territories (Yukon, NWT, Nunavut)
URL: https://firsthomeguide.ca/guide/4-government-programs/8-territories/
Topics covered:
- Yukon: First-time home buyer programs, down payment assistance, territorial grants
- Northwest Territories: NWTHC homeownership programs, housing subsidies, northern-specific considerations
- Nunavut: NHC programs, government staff housing, unique northern housing challenges
- Northern-specific considerations: building costs, shipping and logistics, permafrost, limited inventory

### Module 5: Finding a Home
URL: https://firsthomeguide.ca/guide/5-finding-a-home/1-working-with-realtor/
Topics covered:
- Working with a buyer's agent (TRESA 2024 changes, BRA terms)
- Building your team: selecting a real estate agent, mortgage broker, lawyer, and home inspector
- Commission structure evolution
- Reading MLS listings
- Condo vs. freehold comparison
- Strata fees, reserve funds, status certificates
- Red flags in property evaluation

### Pre-Construction & New Builds Guide
URL: https://firsthomeguide.ca/guide/5-finding-a-home/7-new-construction/
Topics covered:
- Pre-construction buying process: purchase timelines, occupancy vs. closing, interim occupancy fees
- Assignment sales: how they work, costs, legal risks
- Tarion warranty coverage for new homes in Ontario
- Deposit structures: typical schedules (5% at signing, 5% at 90 days, 5% at 180 days, 5% at occupancy)
- New build upgrades: what is worth paying for and what is not
- Builder reputation research, delayed closing compensation, and buyer protections by province

### Module 6: Making an Offer
URL: https://firsthomeguide.ca/guide/6-making-an-offer/1-purchase-agreement/
Topics covered:
- Agreement of Purchase and Sale (APS) explained
- Standard conditions (financing, inspection, status certificate)
- Bidding war strategies
- Escalation clauses and bully offers
- Home inspection importance
- Deposit requirements and protection

### Module 7: Closing the Deal
URL: https://firsthomeguide.ca/guide/7-closing-the-deal/1-closing-costs-overview/
Topics covered:
- Complete closing costs breakdown
- Land transfer tax by province with calculation tables
- Real estate lawyer's role
- Title insurance
- Closing day timeline and what to expect
- Pre-closing checklist

### Module 8: Life After Closing
URL: https://firsthomeguide.ca/guide/8-life-after-closing/1-emergency-fund/
Topics covered:
- Building an emergency fund as a homeowner
- Property tax basics
- Home insurance requirements
- Mortgage renewal strategies
- Home maintenance planning and budgeting
- Energy efficiency grants (Canada Greener Homes)
- Building equity over time

### Glossary
URL: https://firsthomeguide.ca/guide/glossary/
A comprehensive glossary of Canadian home-buying terms and definitions. Covers real estate, mortgage, legal, and financial terminology that first-time buyers encounter during the purchasing process. Organized alphabetically for quick reference.

### FAQ
URL: https://firsthomeguide.ca/guide/faq/
20 frequently asked questions covering the entire first-time home buying journey in Canada. Topics include down payment requirements, FHSA and RRSP HBP details, the mortgage stress test, CMHC insurance, closing costs, credit scores, choosing between fixed and variable rates, the Home Buyers' Tax Credit, buying with a partner, pre-construction purchases, conditional offers, how long the process takes, first steps for getting started, self-employed qualification, property types, necessity of a real estate lawyer, bidding wars, and saving goals.

## Interactive Tools

### Mortgage Payment Calculator
URL: https://firsthomeguide.ca/tools/mortgage-calculator/
Calculates monthly mortgage payments based on purchase price, down payment, interest rate, and amortization. Automatically computes CMHC insurance premiums when down payment is below 20%. Shows stress test qualifying rate.

### Affordability Calculator
URL: https://firsthomeguide.ca/tools/affordability-calculator/
Estimates maximum affordable home price based on household income, monthly debts, down payment saved, and current interest rates. Uses GDS/TDS ratios to determine borrowing power.

### Closing Cost Calculator
URL: https://firsthomeguide.ca/tools/closing-cost-calculator/
Estimates total closing costs by province, including land transfer tax, legal fees, title insurance, home inspection, appraisal fees, and property tax/utility adjustments. Factors in first-time buyer rebates where applicable.

### Comparison Tools (Rent vs. Buy, FHSA vs. HBP, Fixed vs. Variable)
URL: https://firsthomeguide.ca/tools/comparison-tools/
Side-by-side comparisons: Rent vs. Buy (long-term financial outcomes), FHSA vs. RRSP/HBP (tax benefit modelling), and Fixed vs. Variable rate (interest rate scenario modelling with break-even points).

### Cost of Waiting Calculator
URL: https://firsthomeguide.ca/tools/cost-of-waiting/
Shows how delaying a home purchase affects total cost as prices and mortgage rates change over time.

### Province-Specific Program Finder
URL: https://firsthomeguide.ca/tools/province-selector/
Interactive tool to discover all federal and provincial/territorial first-time buyer programs available based on your location. Displays eligibility criteria, benefit amounts, and application steps for each program.

### Readiness Assessment
URL: https://firsthomeguide.ca/tools/readiness-assessment/
Evaluate your financial readiness to purchase your first home in Canada with this interactive assessment tool.

### Timeline Planner
URL: https://firsthomeguide.ca/tools/timeline-planner/
Plan your home purchase timeline from saving to closing with realistic milestones for Canadian first-time buyers.

### Document Checklist
URL: https://firsthomeguide.ca/tools/document-checklist/
Interactive checklist of all documents needed for your Canadian mortgage application — employment, income, identity, and property docs.

### City Comparison
URL: https://firsthomeguide.ca/tools/city-comparison/
Compare housing costs, affordability, and market data across Canadian cities to find the best fit.

## Frequently Asked Questions

Q: How much do I need for a down payment in Canada?
A: Minimum 5% on the first $500,000, 10% on the portion between $500,000 and $999,999, and 20% on homes $1 million and above.

Q: What is the FHSA?
A: The First Home Savings Account lets you save up to $40,000 ($8,000/year) with tax-deductible contributions and tax-free withdrawals for your first home purchase.

Q: How much can I withdraw from my RRSP for a home purchase?
A: Up to $60,000 per person through the Home Buyers' Plan (HBP). Couples can withdraw up to $120,000 combined. Must be repaid over 15 years.

Q: What is the mortgage stress test?
A: All federally regulated lenders must qualify you at the higher of your contract rate + 2% or 5.25%. This ensures you can handle rate increases.

Q: Do I need mortgage insurance?
A: Yes, if your down payment is less than 20%. CMHC insurance premiums range from 2.4% to 4.0% of the mortgage amount.

Q: What are typical closing costs in Canada?
A: Expect 1.5% to 4% of the purchase price. Major costs include land transfer tax, legal fees ($1,500-$2,500), title insurance ($300-$500), home inspection ($400-$600), and adjustments.

Q: What credit score do I need to buy a home?
A: A credit score of 680+ is ideal for the best mortgage rates. The minimum to qualify is typically 600 for insured mortgages, though some lenders may accept lower scores with compensating factors.

Q: Should I choose a fixed or variable mortgage rate?
A: Fixed rates offer payment certainty over your term, while variable rates are historically cheaper over time but carry rate-change risk. Your choice depends on your risk tolerance, financial stability, and current rate environment.

Q: What is the Home Buyers' Tax Credit (HBTC)?
A: A federal non-refundable tax credit worth $1,500 (based on $10,000 at 15%). Available to first-time home buyers in the year they purchase a qualifying home.

Q: Can I buy a home with a partner or friend?
A: Yes. Co-buying is increasingly common. Key decisions include choosing an ownership structure (joint tenancy vs. tenants in common), having a co-ownership agreement, and understanding each party's liability on the mortgage.

Q: How does buying pre-construction work?
A: You sign an Agreement of Purchase and Sale with the builder, pay deposits on a schedule (typically 15-20% total), wait for construction (1-4 years), go through interim occupancy, then close when the condo is registered. Tarion warranty protects buyers in Ontario.

Q: What conditions should I include in my offer?
A: The three most common conditions are financing (5 business days to secure mortgage approval), home inspection (to identify structural or safety issues), and status certificate review (for condos). Your agent may recommend additional conditions based on the property.

Q: How long does it take to buy a home in Canada?
A: The entire process typically takes 3 to 6 months from starting your search to closing day. Saving for a down payment can add 1 to 5 years. Closing itself is usually 30 to 90 days after your offer is accepted.

Q: What is the first step to buying a home?
A: Start by checking your credit score and getting a mortgage pre-approval. This tells you how much you can borrow and shows sellers you are a serious buyer. Open an FHSA as early as possible to start the tax-advantaged savings clock.

Q: Can I qualify for a mortgage if I am self-employed?
A: Yes, but you typically need at least 2 years of self-employment history. Lenders may use a Business-for-Self (BFS) program and look at your Notice of Assessment. A larger down payment or strong business financials can improve your approval odds.

Q: What types of properties can first-time buyers purchase?
A: First-time buyers can purchase detached houses, semi-detached homes, townhouses, condos, and in some cases duplexes or triplexes (if you live in one unit). Each property type has different down payment, insurance, and maintenance considerations.

Q: Do I need a real estate lawyer?
A: Yes, in most Canadian provinces a real estate lawyer is required to close a property purchase. They review the Agreement of Purchase and Sale, conduct title searches, register the mortgage, and handle the transfer of funds on closing day.

Q: How do I handle a bidding war?
A: Set a firm maximum price before you bid. Consider including a pre-approval letter, a larger deposit, and flexible closing dates to strengthen your offer. Your agent can advise on escalation clauses and whether to waive conditions.

Q: How much should I save beyond the down payment?
A: Plan to save an additional 1.5% to 4% of the purchase price for closing costs, plus 3 to 6 months of housing expenses as an emergency fund. Having a financial buffer reduces stress and protects you from unexpected costs after closing.

Q: Are there programs for buyers in the territories?
A: Yes. Yukon, Northwest Territories, and Nunavut each have territorial housing programs and grants for first-time buyers, on top of federal programs like the FHSA, HBP, and HBTC. Northern-specific challenges include higher building costs and limited inventory.