Buying a home starts with understanding your options.

Our first conversation isn't a sales pitch. I want to understand what you're trying to do: why you're moving, when, who's moving with you and what matters most about where you live next.

From there we build a plan together. For some people that means looking at homes next week. For others it means getting a pre-approval, saving for a few more months or deciding to stay put for now. Those are all good outcomes if they're right for you.

Before I provide any services as your Realtor, I'll give you RECO's Information Guide. RECO regulates real estate agents in Ontario, and the guide explains the different ways you can work with a brokerage. We'll go through it together.

There's a difference between what a lender will approve and what you're comfortable paying each month. I'd like us to know both numbers. Your comfortable target is where your search should usually focus. The maximum is a ceiling, not a goal.

A pre-approval from a mortgage agent or your bank tells you roughly what you can borrow and usually holds an interest rate for a period of time. It's a strong starting point, but it isn't a guarantee. The lender still has to approve the specific property, and your finances need to stay steady until you close.

Your deposit and your down payment aren't the same thing. The deposit is paid soon after your offer is accepted and counts toward your down payment. The rest of your down payment is due on closing.

Then there are the costs on top of your down payment. Plan for them from the start so closing day has no surprises.

When I represent you as a buyer, I work for you. That means acting in your best interests, keeping your information confidential and giving you advice you can rely on.

We'll put our working relationship in writing in a Buyer Representation Agreement. It sets out the services I'll provide, how long the agreement lasts, the area and type of property it covers, whether it's exclusive and how my brokerage is paid. Read it carefully, ask me anything and only sign when you're comfortable. Changing or ending the agreement early depends on its terms, so we'll go over those before you sign.

My brokerage may designate me as your representative. In that case I'm the one representing you, and other agents at the brokerage aren't. I'll explain how that works in your agreement.

So how does my brokerage get paid? In my experience so far, my buyers haven't had to pay my commission directly. It's usually paid out of the sale through the seller's brokerage. But every property and every agreement is different, and there are situations where some or all of it can fall to the buyer. I'll explain exactly how it works for you, in writing, before you sign anything.

Sometimes a buyer is interested in a home that my brokerage or I have listed. That's called multiple representation, and it comes with specific rules. If it ever comes up, I'll explain your options before you decide anything.

I work as part of SJ Real Estate alongside Shastina Barlow. I'm your main point of contact. If I'm ever unavailable for a showing, Shastina or another colleague at my brokerage may help, following our brokerage's procedures. Even when I'm travelling I can usually keep handling paperwork and questions.

Your Client Profile is where your search lives: the areas you like, your budget, the type of home and what you need from it. It's optional, and you can update it any time.

I'll ask you to split your list in two. Requirements are the things you truly can't live without, like the bedrooms you need or a commute you can manage. Preferences are the things you'd love but could live without. Knowing the difference makes it much easier to recognize the right home when it shows up.

I watch the market for you and send the properties I think are worth a look, with my honest opinion of them. A home that matches on paper isn't always a good fit.

Windsor-Essex covers a lot of ground. A century home in Walkerville, a bungalow in South Windsor and a newer build in LaSalle or Kingsville come with very different things to think about, from the age of the house to your commute and the border crossings. I'll help you compare.

If you're planning to buy in the next few months, I'll generally check in weekly. If you're further out, it's usually every couple of weeks. Tell me what works for you and we'll adjust.

If this is your first home, I'll take more time at each showing and explain what we're looking at. If you've bought before, I'll focus on what's different about each property.

I'll point out what I notice: signs of water in a basement, an older roof or electrical panel, how a home might resell down the road and what a renovation might involve. My background as an investor and renovator helps here.

My observations aren't a substitute for a home inspection or other professional advice. When something needs a closer look, I'll tell you who to ask, whether that's a home inspector, a contractor, an electrician or an engineer.

Before we write an offer, I'll pull recent comparable sales so we can talk about what the home is likely worth. Then we decide on the details together.

If there are competing offers, we'll talk through your options, including what you'd give up by removing conditions. Waiving financing or an inspection can make an offer stronger, but it also means more risk for you if something goes wrong. That's your decision, and I'll make sure you understand it.

Your lender may also want an appraisal. If it comes in below your price, you may need to cover the difference yourself. We'll talk about that risk before you offer.

I'll negotiate for you and bring every counteroffer back to you. Every decision is yours.

Once your offer is accepted, a few things happen quickly. Depending on your conditions, that's your deposit, your inspection and your financing. I keep track of every date in your agreement and check in with you before each one.

I've put every step in a checklist you can work through on your phone, including the utility and property tax contacts for your town.

Your real estate lawyer handles the legal side of closing. They review the title, receive your mortgage funds and the rest of your down payment, pay the seller and register the home in your name.

Keys are released once your lawyer confirms the sale has closed. That's often in the afternoon, but it depends on the lawyers and lenders, so it's best not to plan too tightly around a specific time.

After you move in, I'm still here. If you need a contractor, have a question about your property or want an opinion on a renovation, text me.