Finding a home you love is exciting.

You walk through the front door and immediately start imagining your furniture in the living room. You picture mornings in the kitchen, summer evenings in the backyard and what your life might look like in the neighbourhood.

But before you start mentally arranging the furniture, there's another question worth asking:

Does this home actually make sense for me?

Buying a home is about much more than liking the kitchen, number of bedrooms or backyard.

You're also buying the location, property condition, ongoing expenses, future maintenance requirements and, to some extent, the lifestyle that comes with that address.

That's why some of the most valuable work a buyer can do happens before making an offer.

If you're considering buying a home in London, Ontario, here are some of the questions worth asking along the way.

1. What Can I Comfortably Afford, Not Just What Can I Borrow?

This should come before deciding how many bedrooms you want or which neighbourhood you prefer.

There's an important difference between the maximum amount you may qualify to borrow and the amount you're comfortable spending every month.

Your housing budget can include much more than the mortgage payment.

Depending on the property, you'll also need to consider expenses such as property taxes, utilities, insurance, maintenance and repairs, and condominium fees where applicable. There are also upfront and closing expenses such as legal fees and land transfer tax. RECO specifically advises buyers to consider these additional expenses when establishing their budget.

Ask yourself:

What monthly payment leaves room for the rest of my life?

You may qualify for a particular purchase price, but that doesn't automatically mean you need to spend it.

2. Have I Been Pre-Approved for Financing?

Before seriously shopping for a home, speak with your lender or mortgage professional.

A mortgage pre-approval can help establish a realistic price range and give you a clearer understanding of your financing position.

However, don't confuse a pre-approval with final approval on a specific property.

Your lender may still need to evaluate the property and confirm other information before financing is finalized. CMHC's current homebuying guide recommends understanding your financial readiness and financing before progressing through the purchase process.

Knowing your numbers before falling in love with a house can make the search considerably easier.

3. What Are My Actual Priorities?

Before viewing properties, divide your wish list into three categories:

Must-haves.

Nice-to-haves.

Things you're willing to compromise on.

Maybe you absolutely need three bedrooms but don't need a finished basement.

Maybe a garage matters more than a renovated kitchen.

Maybe you'd accept a smaller home to live in your preferred neighbourhood.

Or perhaps you're willing to move farther from Downtown London if it means getting more property.

There will often be compromises.

The important thing is knowing which ones you're comfortable making before you're standing inside a home you love.

4. Is This the Right London Neighbourhood for My Lifestyle?

A beautiful house can still be the wrong home if the location doesn't work for your life.

London offers very different neighbourhood experiences.

Someone who values established streets and proximity to Western University may explore Old North.

Someone looking for a walkable neighbourhood with independent businesses may consider Wortley Village.

Someone interested in newer West London development might explore River Bend or West 5.

And buyers looking toward southwest London may want to consider Lambeth.

Rather than asking only, "Do I like this neighbourhood?" ask:

How will I actually live here?

Consider your commute, shopping habits, recreation, family or social connections, transportation needs and the places you visit most often.

5. Have I Visited the Area at Different Times?

A neighbourhood can feel very different at 11:00 a.m. on Saturday than it does during weekday rush hour.

If you're seriously considering a property, visit the surrounding area more than once when possible.

Drive your potential commute.

See what traffic is like.

Look at nearby properties.

Explore the local amenities.

Consider what the street feels like during the times you'd normally be home.

CMHC similarly recommends returning for another critical look at a home and visiting the area at different days and times rather than relying entirely on the first impression.

A showing may last 30 minutes.

You could live at the address for years.

6. What Do I Know About the Property's Condition?

A beautifully staged home can still have maintenance issues.

Look beyond décor and ask questions about the home's major components and systems.

How old is the roof?

What type and approximate age are the heating and cooling systems?

What do we know about the plumbing and electrical systems?

Are there visible signs of moisture?

Have major renovations or additions been completed?

Were permits obtained where required?

RECO recommends that buyers investigate the age and condition of major home systems and ask about permits for renovations.

A fresh coat of paint is easy to see.

The expensive parts of homeownership often aren't.

7. Should I Have a Home Inspection?

A home inspection can provide additional information about the property's condition before you complete a purchase.

According to RECO, inspections commonly examine major systems including electrical, roofing, plumbing, heating and air conditioning, foundations and septic systems where applicable.

An inspection doesn't guarantee that a property will never have a problem.

But it can help you understand what you're buying and identify issues that may deserve further investigation.

In competitive situations, buyers sometimes consider removing an inspection condition to make an offer more attractive.

That decision shouldn't be made casually.

Your REALTOR® can explain the real estate implications of different offer strategies, while appropriate inspectors, contractors and other professionals can provide expertise within their respective fields.

8. What Renovations Have Been Done?

A renovated home can be appealing.

But buyers should look beyond whether they like the finished product.

Ask what was changed.

When was the work completed?

Were structural changes made?

Were permits required and, where applicable, obtained?

Do warranties, invoices or other documentation exist?

RECO's buyer checklist specifically encourages buyers to investigate whether proper permits were received for renovations.

This becomes particularly important when renovations involve more than cosmetic updates.

9. What Will I Need to Repair or Replace?

Sometimes the better question isn't:

"What's wrong with this house?"

It's:

"What am I likely to spend money on over the next few years?"

A home may be perfectly functional today while still having components approaching the end of their expected useful lives.

Look at the big picture.

If several major items may require attention within a similar period, you'll want to understand that before determining how the home fits your budget.

That doesn't necessarily mean walking away.

It means buying with your eyes open.

10. What Are the Property Taxes and Typical Utility Costs?

The purchase price doesn't tell you what a home will cost to operate.

Ask about property taxes and available information regarding utility costs.

CMHC recommends considering property taxes, utility expenses and major repairs when comparing homes because they affect ongoing housing costs.

Two homes with similar purchase prices can have very different monthly carrying costs.

11. What Exactly Is Included With the House?

Don't assume everything you see during a showing automatically stays with the property.

Ask about appliances, light fixtures, window coverings and other items that matter to you.

An Agreement of Purchase and Sale should clearly identify inclusions and exclusions.

CMHC notes that an offer normally identifies items beyond the home itself that are included in the purchase price.

If something matters to you, make sure it's addressed appropriately in the agreement rather than relying on an assumption.

12. Are There Conditions I Should Include in My Offer?

Price isn't the only important part of an offer.

Depending on the property and your circumstances, conditions may relate to financing, inspection, the sale of another property or other matters.

RECO advises buyers to consider conditions that provide important protections and cautions against casually giving them up simply because there are competing offers.

The appropriate strategy depends on the individual transaction.

That's one reason discussing your priorities and risk tolerance with your REALTOR® before you're competing for a property can be valuable.

13. Am I Reacting to Competition Instead of the House?

This question becomes especially important when multiple buyers want the same property.

Competition can change how people make decisions.

Suddenly the goal can shift from:

"Is this the right home?"

to:

"How do I win?"

Those are not the same question.

Before entering a competing-offer situation, establish your boundaries.

What's your maximum price?

Which conditions matter to you?

What are you unwilling to compromise?

RECO recommends establishing your strategy and limits in advance rather than allowing the pressure of competing offers to determine them for you.

Sometimes the smartest decision isn't winning the house.

It's knowing when the house no longer makes sense for you.

14. Does This Home Work for More Than My Life Today?

Think a little beyond move-in day.

You don't need to know exactly what your life will look like ten years from now, but it's useful to consider whether the home provides some flexibility.

Could you work from home if needed?

Would another bedroom eventually matter?

How manageable is the maintenance?

Could stairs become an issue?

If you're planning to stay for several years, does the property have room to evolve with your needs?

For a first-time buyer, the question might be whether the home gives you enough flexibility for your next stage.

For a downsizer, it may be whether the property genuinely reduces maintenance and makes everyday living easier.

15. Am I Buying Features I Won't Actually Use?

It's surprisingly easy to pay for somebody else's dream.

A huge backyard looks fantastic but will you maintain it?

A pool can be exciting but do you want the responsibility?

A large finished basement provides extra space but will you use it?

A formal dining room can photograph beautifully but does it fit how you live?

Don't buy a checklist simply because you've been told those features make a "good house."

Buy a home that supports your lifestyle.

16. What Could Change Around This Property?

You're buying more than the structure.

You're buying its surroundings.

Ask about nearby land uses, current development and other location-specific factors that could matter to you.

Your REALTOR® may be able to make inquiries regarding zoning, permitted uses and other aspects of a property, and RECO identifies this as one of the services an agent representing a buyer may provide.

Where appropriate, information should also be confirmed through municipal or other authoritative sources.

This can be particularly relevant in parts of London experiencing substantial new development.

17. If It's a Condo, Have I Looked Beyond the Unit?

When buying a condominium, you're not only evaluating the space behind your front door.

There may be condominium fees, rules, common elements and corporation-related documents that require consideration.

Don't choose a condo solely because the individual unit looks beautiful.

Understand what you're purchasing, what ongoing costs apply and what professional review may be appropriate before committing.

18. Do I Understand All of the Closing Costs?

Your down payment isn't the last cheque you'll need to write.

Buyers should plan for expenses associated with completing the transaction.

CMHC currently advises budgeting for costs such as legal fees, land transfer taxes and other closing expenses, and its homebuying guide estimates closing costs can commonly total approximately 1.5% to 4% of the purchase price, depending on the transaction.

There may also be moving costs, adjustments, insurance and immediate expenses after possession.

Planning for these before purchasing can help prevent your entire cash reserve from disappearing on closing day.

19. Who Should Be On My Home-Buying Team?

Buying a home can involve several different areas of expertise.

Depending on the transaction, your professional team might include a:

REALTOR®

Mortgage lender or broker

Real estate lawyer

Home inspector

and, where necessary, other qualified professionals.

Your REALTOR® can coordinate much of the real estate process and help connect you with other professionals, but each person has a different role.

RECO notes that an agent representing a buyer may help with financing referrals, property research, negotiations, paperwork and referrals to professionals such as lawyers and home inspectors.

Good decisions often come from knowing which professional should answer which question.

20. What Would Make Me Walk Away?

This may be one of the most important questions on the entire list.

Ask it before you find the house.

What problem would be too significant for you?

What monthly payment would make you uncomfortable?

What inspection result would require further investigation?

Which location compromises are unacceptable?

How much renovation are you realistically prepared to take on?

When you establish your limits before emotions become involved, it's easier to make decisions based on your actual goals.

Questions to Ask Yourself Before Making an Offer

Before you submit an offer, take one final moment and ask:

Can I comfortably afford this home?

Does the location work for my everyday life?

Do I understand the property's condition?

Have I accounted for repairs and ongoing costs?

Do I understand what is included in the purchase?

Am I comfortable with the terms and conditions of my offer?

Would I still want this home if nobody else were competing for it?

And finally:

Am I buying this home because it works for me or because I'm afraid of losing it?

That last question can tell you a lot.

Frequently Asked Questions About Buying a Home in London, Ontario

Should I get pre-approved before looking at homes?

Getting pre-approved before seriously shopping can help you understand your financing position and establish a more realistic search range. Final mortgage approval can still depend on the specific property and lender requirements.

Should I get a home inspection?

A home inspection can provide useful information about major systems and the overall condition of a property. RECO identifies home inspections as one of the most common conditions used in an offer to purchase.

What additional costs should I budget for?

Depending on your transaction, costs can include legal fees, land transfer tax, inspection costs, appraisal costs, moving expenses, utility connections, insurance and other closing expenses.

Should I waive conditions in a competing offer?

Conditions can provide important protections. RECO advises buyers to think carefully before removing conditions simply because they're competing against another buyer. Your strategy should reflect your individual circumstances and risk tolerance.

Why work with a REALTOR® when buying?

In Ontario, a real estate agent representing you as a client can help identify properties, gather property and neighbourhood information, arrange showings, make certain property inquiries, advise on offer strategy, negotiate with sellers, assist with transaction paperwork and connect you with other professionals.

Ask Better Questions Before You Buy

It's easy to focus on finding the perfect house.

But successful home buying isn't really about finding perfection.

It's about understanding what you're purchasing and deciding whether the property, price, location and responsibilities make sense for you.

The right questions can reveal things listing photos never will.

They can help you compare two seemingly similar properties.

They can help you recognize when an exciting home doesn't actually fit your plans.

And they can give you greater confidence when you find one that does.

If you're thinking about buying a home in London, Ontario or the surrounding area, having these conversations before you start making offers can make the entire process more intentional.

Patricia Broadhurst, REALTOR®
The Realty Firm Inc., Brokerage
patricia@therealtyfirm.ca
www.PatriciaBroadhurst.com
519-494-3370