BUYER'S GUIDE
Your guide to buying a home in Nova Scotia

Your Home Buying Journey

Buying a home involves a number of important steps, and knowing what to expect can make the process feel much more manageable. From getting pre-approved and determining your search criteria, to viewing properties, writing an offer, completing your due diligence, and getting to closing day, we’ll guide you through each stage of the process.

This guide walks you through the key steps to purchasing a home in Nova Scotia, so you can move forward feeling informed and prepared.

1
Get Pre-Approved
2
Determine Your
Search
3
View Properties
4
Write an Offer
5
Due Diligence
6
Sold!

Get Pre-Approved

The first step in purchasing a home or investment property is getting your finances in order. You’ll need to have funds available for your down payment (at minimum 5% of the purchase price of the home you are planning to buy), and meet with a trusted mortgage broker or bank to obtain a pre-approval.

Having a pre-approval in place is an essential step prior to starting your property search.

Locking in a pre-approval will ensure three things:

  • A guaranteed interest rate hold
  • Knowing your maximum mortgage amount
  • Understanding your monthly payment requirement

It can also put you in a stronger position when it comes time to write an offer, particularly when you are competing with other buyers. With your financing already in place, you’ll be better prepared to move forward confidently when the right property comes along.

In some cases, a Seller may request that a pre-approval letter be included with an offer. Having this ready in advance means we can provide it when required without delaying the offer process.

Mortgage Broker vs. Bank

Mortgage Broker
A mortgage broker can shop among multiple lenders to help find a mortgage product and rate that works for you.

Bank
A bank can offer mortgage products available through the bank they are associated with.

Meeting Mortgage Broker

2% Down Payment Pilot Program

The Nova Scotia 2% Down Payment Pilot Program is designed to help eligible buyers purchase a home with a reduced upfront down payment requirement. Instead of the traditional 5% minimum down payment, qualified buyers may be able to purchase with just 2% down.

Who May Qualify

  • Household income of $200,000 or less
  • Minimum credit score of 630
  • Maximum 25-year amortization
  • Maximum purchase price of $575,000 in HRM and East Hants
  • Maximum purchase price of $500,000 in the rest of Nova Scotia
  • Property must be a single-family home, including detached, semi-detached, condo, modular, or mini home
  • Mortgage insurance is not required under this program

What This Means in Practice

On a $500,000 purchase:

5% down = $25,000

2% down = $10,000

This can significantly reduce the upfront funds needed to purchase.


Determine Your Search

The next step toward finding your new home is being connected with the right tools and people to help you get the most out of your property search.

We'll set you up in a 'Collab Centre' that automatically sends you new listings that match your search criteria, so you can stay on top of properties as soon as they come to market.

But our search doesn't stop with active listings. We also reach out through our network to uncover potential opportunities that may not yet be on the market. If you have a particular neighbourhood or even a specific home in mind, we can take the search further through direct outreach, including door-knocking, calling, or contacting homeowners.

We leave no stone unturned when it comes to finding the right property for you, both on and off the market.

Viewing Properties

Now the fun begins! Once we find a property worth considering, we’ll arrange a showing at a time that works for you.

During the viewing, we’ll look closely at the condition of the property and help you identify anything that may need further investigation. When needed, we can also connect with trusted contractors and trades to help estimate the cost of potential work.

Photos and videos don’t always tell the full story, so seeing a property in person is an important part of deciding whether it’s the right fit.

When a property comes to market that matches what you’re looking for, we’ll work to get you in as quickly as possible so you don’t miss the opportunity.

Writing an Offer & Due Diligence

This is one of the most crucial parts of the home buying process. A strong offer versus a weak offer can be the determining factor in whether or not you get the home.

Several factors can influence how we structure your offer, including whether you’re competing with other buyers, how long the property has been on the market, and what is important to the Seller.

When drafting your offer, we’ll maintain an ongoing dialogue with the listing agent and consider the components that can help set your offer up for success.

01

Determine the Ideal Closing Date

When drafting the offer, we will have an ongoing dialogue with the listing agent to set you up for success. One of the components will be understanding the Seller’s ideal closing date and determining if we can make that work on our end.

02

Conditions

Every offer is different; however, common conditions include home inspections, sewer or well and septic inspections, financing, lawyer review, insurance, and deposit. If a Property Disclosure Statement is available, we will review that too.

03

Firming the Deal & Closing Date

In the offer, we will outline our deadline to “firm the deal,” which is typically 5–10 business days after receiving an accepted offer. This is the window to complete our conditions. Once the deal is firm, it is considered sold. The offer will also include our closing date, which is, at the earliest, 10 days after we firm up.

Closing Costs

Your down payment isn’t the only expense to plan for when purchasing a home. From legal fees and deed transfer tax to inspections and other due diligence, there are several costs that can arise before and on closing day. Understanding these expenses ahead of time will help you budget properly and avoid unexpected costs as you move through the purchase process. 

The below costs are approximate and are subject to change.

Legal Fees

$1,800–$2,300 + GST

Legal costs can vary depending on the transaction and may include applicable disbursements.

Deed Transfer Tax

Typically 1.5%

Deed transfer tax is typically calculated at 1.5% of the property's purchase price.

Property Tax Adjustment

$825–$1,000

If the Seller has already paid property taxes covering a period after your closing date, you will reimburse the Seller for your portion at closing. Actual adjustments depend on the property, municipality, and timing of your purchase.

Home Inspection

$700–$1,000 + GST

Inspection fees can vary depending on the size and location of the property.

Sewer Scope

$275 + GST

Where applicable, a sewer scope can be completed during the due diligence period to inspect the property's sewer line.

Radon Test

$250 + GST

Radon testing can be completed as part of your due diligence to determine the radon level within the home.

Fuel Adjustment

$1,000

This applies to homes with oil or propane heat. The Seller must provide a full tank at closing, and you reimburse them for the fuel at the time of purchase.

Water Adjustment

$50

Water is typically billed on a cycle. If your closing falls partway through a billing period, you may reimburse the Seller for the portion already paid. If closing falls at the billing date, there may be no adjustment.



SOLD!

Once we have completed the due diligence period and all conditions have been satisfied, you’ll sign a Form 408 confirming that the deal is now firm. At that point, the property is considered sold, and you are legally obligated to proceed with closing.

Between the firm date and closing day, there are still a few important items to take care of. You’ll need to make sure your home insurance is in place for closing day, arrange the transfer of Nova Scotia Power, and, if the property is on municipal services, arrange the transfer of Halifax Water.

On the day of closing, or the evening before, we’ll complete a pre-close inspection of the property. We’ll confirm that the home is in the same condition as when you originally viewed it and re-check the heating systems, water, and appliances to make sure everything is working as expected.

Once the pre-close inspection is complete, we’ll let the lawyers know we’re clear to close. From there, the transfer of funds begins, which can take several hours. You won’t be able to begin moving your belongings in until the property has officially closed, and most closings are completed by mid to late afternoon.

Then it’s time to get the keys and officially call your new property home.

Homes We’ve Helped Buyers Call Their Own

From first-time purchases to forever homes, we’ve helped buyers successfully navigate purchases throughout Nova Scotia. Here are just a few of the properties our clients have called home.

261 Viewmount Drive, Head of St. Margaret's Bay
261 Viewmount Drive
Head of St. Margaret's Bay
$1,525,000
September 2025 • Buyer Represented
50 Dunsmore Drive, Fall River
50 Dunsmore Drive
Fall River
$1,200,000
May 2023 • Buyer Represented
39 Centennial Drive, Truro
39 Centennial Drive
Truro
$380,000
July 2023 • Buyer Represented
128 Capri Drive, West Porters Lake
128 Capri Drive
West Porters Lake
$895,000
November 2024 • Buyer Represented
65 Dorset Drive, Bible Hill
65 Dorset Drive
Bible Hill
$595,500
May 2025 • Buyer Represented
1156 Belmont on the Arm, Halifax
1156 Belmont on the Arm
Halifax
$876,000
November 2020 • Buyer Represented

Get In Touch

The Thomas Group

Phone: 902-789-8524

EMAIL

Office Info

Royal LePage Atlantic

610 Wright Ave #102  Dartmouth,  NS   B3B 0H8 

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