So, you’re thinking about making a real estate offer on a house in Canada. That’s exciting—and honestly, it might also feel a bit overwhelming. These are common pain points for Canadian homebuyers. My goal is to make this process as easy and friendly as possible for you—and to answer the big question: what conditions should you put on a house offer?
I get it. There are so many steps, rules, and legal stuff involved. Finding your dream home is hard enough, right?
The worst feeling is putting in an offer, then discovering a problem you could have avoided if you’d added the right condition. Maybe you’re worried about losing your deposit.
Or you wonder if you’ll get your financing in time. Maybe you just want to be sure the roof isn’t about to leak, or that the bank will actually lend you the money.
This guide is for everyone—whether you’re a first-time buyer, a student, or just interested in learning about how house offer conditions work in Canada.
What Conditions Should You Put on a House Offer?
Let’s start with the basics. When you make an offer on a home, you don’t have to say “yes” to everything the seller wants.
You can set house purchase offer conditions—special “rules” or “checks” that must be met before you’re officially locked in. These give you the power to walk away if things aren’t right.
Property offer conditions are really just ways to protect yourself. Think of them as safety nets for your money and peace of mind.
In Canada, these aren’t just nice to have—they’re a super smart way to avoid future regrets or financial problems.
Why Are House Offer Conditions So Important?
You don’t want to lose your deposit, buy a faulty home, or get stuck with a huge mortgage bill you didn’t expect. The good news is that well-written offer conditions can stop all these headaches. They protect you, the buyer, from surprises.
Also, let’s be honest: real estate deals can move fast in Canada. Sometimes, a bunch of buyers want the same house—bidding wars happen.
That’s when people feel pressure to skip conditions to have their offer picked. But that’s risky. Skipping conditions might help you “win” the house today, but it could cause stress or big costs later.
What conditions should you include in a house offer? I’ll walk you through the most important types. You’ll see how they work, why they matter, and how they keep your deal (and your savings) safe.
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Common Conditions of an Offer on a House in Canada
Alright, let’s break down the biggies—the ones almost every buyer should consider. We’ll keep it simple. Here are the key property offer conditions:
1. Financing Condition (Mortgage Approval)
What it means: You only buy the home if your bank (or mortgage lender) says “yes” to the full amount you need.
Why it matters: Even if you have a mortgage “pre-approval,” the bank needs to check the specific house. If they don’t want to lend for that address—or you can’t get enough loan—a financing condition lets you walk away with zero penalty.
If your loan falls through, no deal. You get your deposit back, no stress.
Tip: In Canada, a financing condition usually gives you 5-10 business days to get things sorted with your lender. Talk to your bank fast!
2. Home Inspection Condition
What it means: You’ll only buy the home if an inspector checks it from basement to attic and gives it a clean bill of health.
Why it matters: Homes can hide problems! Bad wiring, leaky roofs, flooded basements—you name it. An inspection gives you the truth BEFORE you buy.
If there are big issues, you can ask the seller to fix them (or drop the price). Or you can walk away and get your deposit back.
Tip: In hot Canadian markets, some buyers skip this, but that’s risky! Even new homes can surprise you with hidden issues. Always lean on safety.
3. Appraisal Condition
What it means: The bank sends out an expert to check the home’s value. If the home isn’t worth what you’re paying, this condition lets you rethink your offer.
Why it matters: If the house appraises lower than your offer, you may need to come up with extra cash, or your bank might back out.
4. Sale of Existing Property
What it means: Your offer is good only if you sell your current home first.
Why it matters: Not everyone can buy two homes at once. This stops you from being “stuck” owning two places (and two mortgages) at the same time.
If your old place doesn’t sell, you’re off the hook for the new one.
Tip: This is common if you’re moving up in the market or moving cities.
5. Title Search Condition
What it means: A lawyer checks to make sure no one else has legal claims on the home (like unpaid debts, family disputes, or ownership fights).
Why it matters: Imagine buying a house, then learning someone else actually owns part of it, or there’s a big unpaid tax bill. A title search clears it all up.
If any legal issues pop up, you can walk away.
6. Condominium or Strata Document Review (For Condos or Townhomes)
What it means: Your offer is conditional until you (or your lawyer) check the condo’s legal and financial documents.
Why it matters: You’ll see if the condo building is facing lawsuits, big repairs, or has money problems.
If there are bad surprises in the paperwork, you can get out of the deal.
7. New Home Warranty Program Condition
What it means: For new builds, you might add a condition making sure your home comes with a warranty on labor and materials.
Why it matters: If something major goes wrong in the first years, you want it covered. Each province in Canada has its own rules.
8. Inclusion/Exclusion Condition
What it means: You specify exactly what comes with the house. Appliances? Curtains? Light fixtures?
Why it matters: No one likes moving in and finding out the fridge is gone!
Tip: Always list what stays and what goes—in detail. This stops future disagreements.
9. Closing Date Condition
What it means: You and the seller agree on a day to officially hand over the house.
Why it matters: If you want to move in before school starts, mention it. If you can be flexible, it might make your offer more attractive.
10. Offer Expiry Condition
What it means: Your offer is only good until a certain day or hour.
Why it matters: You don’t want the seller sitting on your offer forever. This keeps everyone moving quickly.
Less Common, But Helpful, House Purchase Offer Conditions
Sometimes, you might get creative or add other safety nets. Here are a few extras Canadians sometimes use:
- Satisfactory Survey or Boundary Check: Especially with country properties, you can make your offer depend on a survey showing the exact property lines.
- Water Test or Well Condition: For rural homes, you might want a drinkability test on well water.
- Septic System Check: If the house uses a septic tank, always check its condition.
- Insurance Condition: You can back out if you can’t get affordable property insurance.
- Renovation or Home Improvement Conditions: The seller agrees to fix certain things (like a broken furnace or leaking window) before closing the deal.
When Can You Waive House Offer Conditions?
Let’s talk about timing and risk. Sometimes, sellers love “unconditional offers”—offers with no conditions at all—because the sale is nearly guaranteed to close.
In Canadian real estate markets (like Vancouver or Toronto), buyers sometimes waive all conditions just to have a shot at winning the deal.
But here’s my advice:
If you must drop a condition, always know the risks. Think about what you can afford to lose.
If you skip the inspection, are you OK if you find major defects later? If you waive financing, do you have a backup plan if your bank says no?
Never skip conditions just because other people do. Talk to a professional or at least someone who’s done it before.
Curious about owning a home in Canada as an international buyer? Learn the rules, benefits, and requirements in our blog: Can foreigners buy property in Canada? for easy guidance.
How to Write and Negotiate Strong Property Offer Conditions?
Okay—so let’s say you’ve decided what conditions to use. Here are my tips for making them count:
- Be clear and specific. A vague condition is weak. Write down exactly what must happen: “This offer is conditional on the buyer getting mortgage approval for $400,000 by March 10.”
- Think about timelines. Give yourself enough days—a typical home inspection needs 5-7 days. Financing, maybe 10 days. Don’t cut yourself short.
- Talk to your agent or lawyer. They’ll help you use the right words, so conditions are enforceable.
- Prioritize: Don’t add unnecessary conditions. Too many can scare off a seller.
Final Checklist: Key House Offer Conditions for Canadians
Before you sign any offer, stop and think:
- Did I include a financing condition?
- Did I ask for a home inspection?
- Am I waiting to sell my current home?
- Have I clearly listed what’s included (appliances, fixtures)?
- Did I decide on a closing date that works for me?
- Did I get my lawyer to check the title?
- For condos, did I check the strata or condo docs?
- Did I ask about a new home warranty (for new builds)?
- Is everything in writing?
- Did I set deadlines for each condition?
Keep this checklist handy! It’s your safety net. Want even more info or help? Explore resources about real estate rules in Canada and learn all you can before you take the plunge.
Common Mistakes: What Not to Do With House Offer Conditions
Let’s save you some headaches. Here are red flags and pitfalls to avoid:
- Skipping inspection “just to get the house”—this might bite you later!
- Not getting your financing fully approved before waiving the condition.
- Losing your deposit by missing a deadline.
- Forgetting to list what comes with the house (curtains, appliances, gone?).
- Relying on handshake deals—they mean nothing on paper.
- Using copied templates without a lawyer’s review.
Let’s Talk: Why These Conditions Matter (And How to Get Help)
Remember, these conditions are more than paperwork. They’re your shield. No two home deals are the same, so don’t copy and paste someone else’s list.
Think about YOUR needs. Ask questions. Get the help of a real estate agent or lawyer you trust.
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Conclusion: Your House, Your Rules
Making an offer on a house in Canada should be an exciting, positive experience—not a source of worry. With the right house offer conditions, you take control. You get to check for problems, secure your banking, make sure you don’t overspend, and lock in all the details.
Never feel pressured to skip smart conditions for speed. Your future self will thank you for planning.
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