Writing an offer is a big step—because it is. An offer isn’t just a price; it’s a set of terms, timelines, and assumptions about what you’re buying and how the process will unfold. The best time to avoid surprises is before you’re under contract, not after.
The good news: you don’t need to know everything about real estate to make a smart offer. You just need to ask the right questions—especially the ones buyers often skip when focused on layout, location, and price. These questions help you slow down and understand what you’re really agreeing to.
Why these questions matter
An Agreement of Purchase and Sale sets the rules for what happens next: deposits, deadlines, inspections, and what happens if new information comes up. Some answers will shape how you structure your offer—like whether you need time to review condo documents (status certificate) or want specific inspections. Others help you avoid buying a home that doesn’t fit your life.
What’s included in the sale
Many buyers assume the home includes everything they saw during the showing. That’s not always the case. The agreement—not your memory—determines what stays.
Ask and confirm in writing:
- Are any items excluded? Check appliances, window coverings, wall-mounted TVs, sheds, playsets, patio furniture, and garage storage.
- Are any items rented or under contract? Hot water tanks, furnaces, or security systems are examples and may need to be assumed or bought out.
- What happens if something breaks before closing? Clarify whether systems must be in working order on closing and how issues are handled.
What it will cost to own
The offer price is only part of the picture. Before writing an offer, estimate the true cost of ownership.
Key questions:
- What are the current property taxes?
- What will home insurance likely cost?
- Are there condo fees or strata fees, and what do they cover? Are increases or special assessments expected?
- What do utilities typically cost?
Your monthly payment may include property taxes (depending on your lender), but condo/strata fees and utilities are usually separate.
Also plan for upfront costs beyond your down payment. Closing costs can include land transfer tax (or property transfer tax), legal fees, title insurance, and adjustments. Knowing your total “cash to close” helps you decide how aggressive your offer should be.
What protections are in your offer
Your ability to “figure things out later” depends on what your contract allows. That’s where conditions (often called contingencies) and deposits come in.
Conditions are requirements that must be satisfied for the deal to proceed—like financing, inspection, or review of a status certificate.
Ask:
- What conditions are included, and what are the timelines?
- When is the deposit due, and what happens to it if the deal falls through?
- What happens if the home doesn’t appraise? Can you renegotiate, bring additional funds, or exit under your contract terms?
If you need flexibility—like selling your current home or coordinating a move—make sure your offer reflects that clearly.
What inspections and disclosures will reveal
Inspections are not just a formality—they’re a key step in understanding the property. But they have limits. A general home inspection focuses on visible and accessible systems and may not catch everything.
Before you write an offer, ask:
- Are additional inspections recommended (e.g., sewer scope, roof, pest, chimney, foundation, or environmental testing)?
- How old are major systems like the roof, HVAC, plumbing, and electrical? Are there permits or records for updates?
- What disclosures will you receive, and when?
For older homes, ask about potential hazards like asbestos or knob-and-tube wiring, and ensure your timeline allows for proper review or testing.
What might limit how you use the property
A home can look perfect and still not fit your needs if there are restrictions.
Key areas to check:
- Condo/strata rules and finances: What are the rules on pets, parking, rentals, and renovations? Is the reserve fund healthy, or could future costs increase?
- Title and access: Are there easements, rights-of-way, or shared driveways that affect privacy or future plans?
- Location-based risks: Is the property in a flood-prone area or subject to other risks? Standard home insurance policies may not cover all types of damage, so it’s important to understand your exposure.
How the home fits your daily life
Not everything shows up in a listing. Ask practical questions:
- How is parking during evenings or weekends?
- What is the noise level at different times of day?
- Will the layout work long-term (stairs, accessibility, maintenance)?
- Does the home match your lifestyle—now and in the future?
A confident offer is an informed one
A strong offer isn’t just competitive—it’s clear. When you ask the questions others skip, you’re not being difficult—you’re making an informed decision.
Before committing to a price, make sure you understand the property, the costs, and the rules that come with it. That clarity won’t eliminate every issue—but it will reduce surprises and make the process far less stressful.
The information provided in this blog is for general informational purposes only and is not intended as tax, legal, or financial advice. We are not tax professionals. Readers should consult their own tax advisor or accountant for guidance specific to their circumstances.