Buying in West Kelowna

A plan before the first showing.

Q: What is the home buyer rescission period in BC?

In British Columbia, buyers of most residential properties have a three business day rescission period after their offer is accepted, during which they can cancel the contract by paying a fee of 0.25% of the purchase price. Some properties and situations are exempt, so confirm how it applies to you with your lawyer or notary.

Q: Do I need a mortgage pre-approval before viewing homes?

It is strongly recommended. A pre-approval from your lender or mortgage broker tells you what price range to look in and helps you write a stronger offer. It is not a final approval, so financing is usually still a condition in your offer.

Q: Can you show me homes listed by other brokerages?

Yes. Homes listed on the MLS System by any brokerage can be viewed and purchased with Josh Miko Personal Real Estate Corporation, CIR Realty, representing you as the buyer.

Q: Is a home inspection required when buying in BC?

A home inspection is not required by law, but it is common to make your offer subject to a satisfactory inspection by a licensed home inspector. It helps you understand the condition of the home before you remove conditions.

We'll start with what you need, what you want and your timing, then build a search and a plan around it. Every showing should be worth your time.

An in-person buyer consultation, no cost and no obligation
A search set up around your real priorities
Negotiation from a Certified Negotiation Expert®
Coordination with your mortgage professional and lawyer

Book a buyer consultation

Tell me a little about what you're looking for, and I'll be in touch to set up a time.

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How buying works

From first chat to keys in hand.

Five stages, in plain language. I'll walk you through each one so nothing catches you off guard.

ConsultationNeeds, wants and timing

We meet in person and talk through what has to be true about your next home, and what would just be nice.

FinancingKnow your number

Your mortgage professional confirms a pre-approval, so we search in the right price range and can move quickly.

Search and showingsHomes worth your time

I set up a search that fits, flag what's worth seeing, and give you my honest read on each home, including the drawbacks.

Offer and negotiationThe right price and terms

We look at recent comparable sales together, set your price and conditions, and I negotiate on your behalf.

Conditions to completionInspection, financing, legal review, keys

We work through all of your conditions, and coordinate with your lawyer or notary through to possession day.

First-time buyers

Buying your first home?

There are programs that may help. I'll point you to the right people to confirm what you qualify for.

Property transfer taxBC's First Time Home Buyers' Program can reduce or eliminate property transfer tax for eligible buyers.

FHSAThe federal First Home Savings Account lets eligible buyers save for a first home with tax advantages.

RRSP Home Buyers' PlanEligible buyers may be able to withdraw from their RRSPs toward a first home.

Rescission periodMost BC residential purchases include a three business day period to cancel, for a fee of 0.25% of the price.

Program rules and limits change. Confirm your eligibility with your mortgage professional, accountant, lawyer or notary.

Buyer questions

Straight answers for buyers.

General information only. For legal, tax or financing advice, talk to your lawyer, accountant or mortgage professional.

What is the home buyer rescission period in BC?

Buyers of most residential properties in British Columbia have a three business day rescission period after their offer is accepted. During that time you can cancel the contract by paying a fee of 0.25% of the purchase price. Some properties and situations are exempt, so confirm how it applies to you with your lawyer or notary.

Do I need a mortgage pre-approval before viewing homes?

It's strongly recommended. A pre-approval from your lender or mortgage broker tells you what price range to look in and helps you write a stronger offer. It isn't a final approval, so financing is usually still a condition in your offer.

Can you show me homes listed by other brokerages?

Yes. Homes listed on the MLS® System by any brokerage can be viewed and purchased with me representing you as the buyer.

Is a home inspection required when buying in BC?

It isn't required by law, but it's common to make your offer subject to a satisfactory inspection by a licensed home inspector. It helps you understand the condition of the home before you remove conditions.

What programs are there for first-time home buyers in BC?

Programs to ask about include BC's First Time Home Buyers' Program for property transfer tax, the federal First Home Savings Account (FHSA) and the RRSP Home Buyers' Plan. Rules and limits change, so confirm eligibility with your mortgage professional or accountant.

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Ready to start your search?

No pressure and no obligation. Tell me what you're thinking, and I'll help you figure out the next step.

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250-215-7700