Buying a Home in BC: A Complete Timeline From Start to Finish

One of the most common questions buyers ask is: “How long does the whole buying process actually take?”

The honest answer is that it depends but there is a typical range. Understanding the steps ahead of time makes the process feel much more manageable and less overwhelming.

Below is a clear breakdown of the full journey, start to finish.

The Big Picture: The Full Buying Journey

Most buyers move through the following stages:

• Pre-approval and financial preparation

• Shopping and viewing homes

• Writing and negotiating the offer

• Subject (condition) period and due diligence

• Final financing and legal work

• Completion (money and title transfer)

• Possession day (keys and move-in)

For most buyers, the entire process (from starting pre-approval to getting the keys) takes approximately 2 to 6 months. Some buyers move faster, while others take longer. Both are completely normal.

Stage-by-Stage Timeline

1. Pre-Approval and Financial Preparation

Typical timeline: a few days to a few weeks

If you are organized, this stage can move quickly.

• Document gathering (pay stubs, tax returns, down payment proof):
  1–7 days if documents are readily available.

• Lender pre-approval decision:
  Often 1–3 business days for straightforward applications.

• Pre-approval validity:
  Usually 90–120 days, giving you a 3–4 month window to shop.

Buyers with documents ready can often be pre-approved within a week. Buyers who are self-employed, rebuilding credit, or organizing finances may need additional preparation time first.

2. Searching and Viewing Homes

Typical timeline: 1 week to several months

This stage varies the most.

Searching tends to be faster when:

• Your budget is clear and realistic.

• You are focused on a few neighbourhoods or property types.

• You understand your must-haves versus nice-to-haves.

Searching may take longer when:

• Inventory is low.

• You have very specific criteria (such as one school catchment or a specific layout).

• You pause to adjust expectations around price, size, or location.

Many buyers in BC find a home within 1–3 months of active searching, though some take longer and others move more quickly.

3. Writing and Negotiating the Offer

Typical timeline: a few hours to a few days

• Writing an offer usually takes a few hours once you are ready.

• Negotiations can take anywhere from a few hours to several days, depending on:

  • Market conditions

  • Number of counteroffers

  • How responsive all parties are

In competitive markets, sellers may set offer dates and expect quicker decisions. In calmer markets, there is often more room for negotiation and time to think.

4. Subject Period (Due Diligence)

Typical timeline: 5–10 business days

Once an offer is accepted with subjects (conditions), this protection period begins.

In BC, a 7-business-day subject period is very common.

During this time, buyers typically:

• Finalize mortgage approval for the specific property

• Complete a home inspection

• Review strata documents, title, disclosure statements, and other records

Subject timelines are negotiable. They may be shorter in competitive situations or longer when conditions are more complex (for example, subject to the sale of another home).

Note: BC also has a 3-business-day cooling-off (rescission) period that applies to most residential purchases, even if an offer is subject-free.

5. Completion (Closing) Period

Typical timeline: 30–60 days

After subjects are removed and the deal is firm, the transaction moves toward completion.

• 30–60 days is common.

• Shorter closings (3–4 weeks) can occur when all parties are ready.

• Longer closings (2–3+ months) may be negotiated to align school schedules, allow time to sell another property, or coordinate a relocation.

During this period:

• Your lender finalizes mortgage instructions.

• Your lawyer or notary prepares documents and handles the transfer of funds.

• You arrange home insurance and utility setup.

6. Possession Day (Move-In Day)

Possession usually occurs on or shortly after the completion date, often at a pre-set time such as noon or 3 p.m.

Some contracts set completion and possession on the same day. Others allow the seller a day or two after completion to move out.

From accepted offer to receiving the keys, 4–8 weeks is very typical.

What Can Speed Things Up — or Slow Them Down

Factors That Speed Up the Process

• Having documents organized and a current pre-approval

• Working with an experienced team that communicates efficiently

• Flexibility on dates, neighbourhoods, or property styles

• Making decisions based on clearly defined priorities

Factors That Can Slow Things Down

• No pre-approval in place

• Complex finances (self-employment, multiple income sources, credit repair)

• Very specific criteria in a low-inventory market

• Longer subject timelines

• Coordinating major life events such as school calendars, leases, or relocations

How Market Conditions Affect Timing

In a Balanced or Slower Market

• More time for showings and decision-making

• Subject periods closer to 7–10 business days

• Greater flexibility on completion dates

In a Competitive (Seller’s) Market

• Homes may sell in days

• Shorter subject periods

• Buyers may write multiple offers before securing a purchase

Why Being Ready Matters More Than Rushing

There is no single “normal” timeline, but there is a smart pace.

Being ready means:

• Your financing is current and clearly defined

• You understand your total budget, including closing costs

• You have considered lifestyle priorities such as schools, commute, and future plans

• You have a plan for logistics like movers, leases, or coordinating a sale

When you are ready:

• You avoid rushing into the wrong home

• You are able to act confidently when the right home appears

The goal is not speed. The goal is buying the right home, on a timeline that fits your life, with clarity and confidence.

If you’re thinking about buying but unsure where you fall in this timeline, having a quick conversation early can make the entire process feel much clearer. Whether you’re ready now or still months away, I’m always happy to walk through your situation, answer questions, and help you understand what your next step should be, without pressure or obligation.