Buying a Home in London & St. Thomas, Step by Step

The 18-month Buyer Protection Guarantee

Buyer's remorse is usually a fit problem, not a house problem. If you're not satisfied with your home within 18 months of closing, I'll sell it for you at no commission to me.* It's agreed in writing at the start of our work together, and it costs you nothing extra.

The VIP Buyer Home Warranty: up to $15,000 of cover for your first year

My VIP buyer clients get a one-year Home Systems & Appliance Breakdown Warranty with coverage up to $15,000 in total, which I pay for. It protects you against unexpected mechanical breakdown for a full year after closing.

• What it costs you: the warranty itself is free. A service call charge applies each time you make a claim, similar to a deductible. I'll tell you the exact amount before you close.
• Who qualifies: it isn't attached automatically to every purchase. Ask me and I'll confirm whether your purchase qualifies up front, with the full written terms, limitations and exclusions, before you close.
• What it isn't: it doesn't replace a home inspection, and it isn't sold separately. It's a benefit for buyers I represent.

Full breakdown: what's covered and how it compares to a new-build warranty →

If you're relocating here for work

A growing share of my buyers are moving to the area for a job, often at PowerCo's plant in St. Thomas, Amazon in Talbotville, or a supplier nearby. Buying from out of town works if it's done in the right order:

1. A lender approval based on your actual job offer, before we look at houses. Some lenders approve a salaried hire on a signed offer letter; others want probation finished first.
2. An offer range for every house before you view it, built from recent sales in that pocket.
3. Live video walk-throughs first, then one trip to see the two or three homes that matter.
4. A closing date set around your lease and start date. Firm offer to keys typically takes four to eight weeks.

If you're moving to St. Thomas, start with my St. Thomas relocation guide. It covers rent-versus-buy timing, the pockets from a commuter's point of view, and a free relocation checklist. Moving to London or elsewhere in the area? See Relocation Services.

If this is your first home

On a $450,000 home, the minimum down payment is $22,500 (5%). Ontario land transfer tax is about $5,475, and an eligible first-time buyer gets up to $4,000 of it back. London and St. Thomas don't charge a municipal land transfer tax on top. With under 20% down, budget for the 8% sales tax on your mortgage insurance premium too: about $1,368 on that purchase, due in cash at closing. An FHSA (up to $8,000 a year, $40,000 lifetime) and the RRSP Home Buyers' Plan (up to $60,000 each) can fund the down payment.

For the full walk-through, from pre-approval to closing costs and which pockets work for a first budget, see the First-Time Home Buyer Hub or, for St. Thomas specifically, buying your first home in St. Thomas.

How I work for buyers

• Priced from the street, not the city average. You get an offer range for each house before you walk in, from recent sales in that pocket.
• A weekly read on your pocket. New listings, price cuts, and what actually sold, so you know where the market is before you bid.
• Off-market access. Estate sales, fixer-uppers and homes not yet public, found by targeting the neighbourhoods you actually want.
• Easy Exit Guarantee. If you're not happy with my service and it can't be fixed, you can walk away, no hassle.
• Experience you can check. Over a decade in real estate and a 5.0★ average on Google reviews.