The Home Buyer’s Playbook
No Surprises.
Just a Plan.
Buying a home is one of the biggest decisions you’ll ever make. This page exists so you walk into it knowing exactly who does what, what to expect at every step, and why having the right team around you makes all the difference.
Why It Matters Who You Call First
Licensed Professional.
Not a Bank Employee.
Not a Bank Employee.
“I spent years working inside both a major bank and a local credit union. I left because I kept watching clients get put into whatever product the bank needed to sell that quarter — not what was actually right for them. I hold a mortgage license. A bank’s ‘mortgage specialist’ does not. That difference matters more than most people realise.”
Your Bank
- One lender. One set of products. Take it or leave it.
- Their “mortgage specialist” is a bank employee — not a licensed mortgage professional
- They work for the bank, not for you
- They have sales targets — their job is to sell their products
- A “loyalty rate” is still just one rate from one place
- If you don’t fit their box, you’re declined
Working With Jenna
- Access to 50+ lenders — banks, credit unions, and trust companies
- Licensed mortgage professional — legally obligated to act in your best interest
- I work for you, not any single lender
- Paid by the lender when your mortgage funds — no cost to you
- Complex situations? I know which lenders will work with them
- You get the whole market, not just one shelf
Heads Up — “My Bank Pre-Approved Me Already”
That’s one opinion from one institution. It tells you what that bank will lend you — not what the full market looks like. The cheapest rate is almost always the most expensive mortgage in the end. Penalties, portability, flexibility, and term structure matter far more than a headline number. Let’s look at the full picture together before you commit.
Your Journey — Start to Keys
01
Strategy Call
With Jenna
02
Application
With Jenna
03
Pre-Approval
With Jenna
04
House Shopping
With Realtor
05
Offer & Final Approval
All Hands
06
Conditions & Inspection
With Realtor
07
Lawyer & Insurance
Full Team
🏫
Possession Day
You’re Home
01
Strategy Call
We spend 30 minutes on the phone or Zoom going over your goals, your timeline, what you can qualify for, and what mortgage structure makes sense for your life. This is not about rate — it’s about fit.
30 Min Call
02
Application + Hurricane Setup
You’ll complete your secure online mortgage application. Within 24 hours of receiving your documents your Hurricane portal will be set up — that’s where everything gets collected safely. No emailing documents.
24hr Portal Setup
03
Pre-Approval + Rate Hold
Within 24–48 hours of receiving your documents you’ll have your pre-approval letter with a rate hold of up to 120 days. This protects you from rate increases while you look for your home.
24–48hrs From Document Receipt
04
House Shopping
Armed with your pre-approval, you work with your realtor to find the right property. They handle everything property-related — searching, showings, and market value. Your financing is already sorted.
120 Day Rate Hold
05
Offer Accepted — Final Approval
Your realtor sends me the accepted offer package. I work on final approval with the lender, reviewing your full file and confirming everything lines up. Updated documents may be requested at this stage.
Condition Period
06
Conditions + Inspections
Your realtor coordinates all inspections and due diligence during the condition period. Once satisfied, conditions are removed and the deal is firm. This is your critical protection window — use it fully.
Typically 10 Business Days
07
Lawyer + Insurance
I’ll connect you with a trusted lawyer who handles the title search, legal documents, and fund transfer on possession day. You’ll also set up property insurance — required before your mortgage can fund.
Before Possession
🏫
Possession Day
Your lawyer registers the title transfer, your mortgage funds, and you get the keys. This is what all those steps were for. Congratulations — you’re a homeowner.
The Best Day
Your Home Buying Team
Know Who Does What.
One of the most common sources of confusion in the home buying process is not knowing which professional handles which part. Here’s a clear breakdown — no overlap, no guessing.
01
Mortgage Professional
Jenna — Financing Only
- Assess your full financial picture and structure the right mortgage product for your life
- Access 50+ lenders to find the product that fits your situation, timeline, and goals
- Provide your pre-approval letter with a rate hold of up to 120 days
- Handle all lender communication, conditions, and documentation on your behalf
- Set up your Hurricane portal for secure document collection
- Work through final approval once your offer is accepted
My role is financing only. I do not negotiate purchase price, assess property value, or advise on real estate market conditions.
No cost to you — I am paid by the lender when your mortgage funds. I do ask for your commitment: please don’t apply elsewhere or go to your bank while we’re working together.
02
Real Estate Agent
Your Realtor
- Search MLS and private networks for properties matching your needs and budget
- Schedule showings and evaluate each property with you
- Analyze market value and comparable sales so you don’t overpay
- Draft, negotiate, and submit your purchase offer
- Manage your condition period and coordinate all inspections
- Send me the accepted offer package once your deal is firm
The seller pays the realtor commission — not you. Your realtor represents your interests as the buyer at no cost to you.
03
Real Estate Lawyer
Your Lawyer
- Review your Agreement of Purchase and Sale to protect your legal interests
- Conduct a title search to confirm the property is free of liens or legal issues
- Arrange title insurance and prepare all mortgage documents
- Calculate property tax adjustments and closing costs
- Coordinate the transfer of funds on possession day
- Register the transfer of ownership with the provincial land registry
A lawyer is legally required to close a real estate transaction in Saskatchewan. Budget approximately 1.5% of the purchase price for legal fees and disbursements.
04
Property Appraiser
The Appraiser
- Confirms the market value of the property on behalf of the lender — not the same as a home inspection
- Required when the property cannot be auto-valued — for example in a private sale or unique property type
- Ordered after approval is in place — each lender has specific requirements and an approved appraiser list
- I will connect you with the right appraiser based on your lender’s requirements
- Cost is typically $300–$400 paid by the buyer if your mortgage is not default insured
An appraisal confirms value for the lender. A home inspection identifies deficiencies for you. They serve completely different purposes — both may be required.
The appraiser is ordered through me after approval — do not arrange your own appraisal as lenders have specific approved appraiser lists and requirements.
Before Possession Day
Property Insurance
Is Not Optional.
Is Not Optional.
Your lender requires proof of home insurance before your mortgage can fund. This is not something to leave until the last minute — your lawyer will request a binder letter confirming your policy is in place before possession day. Get your quote early so there are no delays.
Get Your Insurance Quote →- Protects your home and contents against fire, theft, windstorms, and other covered perils
- Covers personal liability if someone is injured on your property
- Required by your lender — without it your mortgage cannot fund and possession cannot happen
- Your lawyer will request a binder letter as temporary proof of coverage before closing
- Policy must be in place and active on possession day
- I partner with Surex to make getting your quote fast and straightforward
Important: Home insurance and title insurance are two different things. Your lawyer arranges title insurance — you arrange home insurance. Both are required.
Understanding Mortgage Insurance
It’s Not All About the Rate.
The type of mortgage you have determines the rate category you qualify for. Most people don’t know there are three different categories — and understanding the difference can change how you think about your down payment strategy entirely.
Best Rates Available
Insured Mortgage
Less than 20% down payment. Your mortgage is protected by default insurance (CMHC, Sagen, or Canada Guaranty) which you pay for — but because the lender’s risk is fully covered, they offer their lowest rates. The premium is rolled into your mortgage amount. Maximum 25-year amortization applies.
Mid-Range Rates
Insurable Mortgage
20% or more down payment on a property that qualifies to be insured. The lender pays for the insurance — so rates are slightly higher than insured, but still competitive. The property must meet insurer guidelines. 25-year amortization unless the mortgage is under 65% LTV.
Highest Rates
Uninsured Mortgage
20% or more down on a property that doesn’t qualify for insurance — over $1.5M, rental properties, or refinances. No insurance protection for the lender, so they price in the risk. 30-year amortization is available which can help with monthly cash flow.
What is Mortgage Default Insurance?
When your down payment is between 5% and 20%, your lender requires default insurance to protect themselves if you stop making payments. You pay the premium — but you benefit from lower rates because of it. The premium is added to your mortgage amount, not paid upfront. For example: a $500,000 mortgage with 5% down has a $20,000 premium added, bringing your total mortgage to $520,000. By 20% down you avoid the premium entirely — but your rate will be slightly higher. We’ll work through what makes sense for your situation. Estimate your premium using the Sagen Premium Calculator.
Down Payment Resources
Where Your Down Payment Can Come From.
Most people think their down payment has to come from a savings account. There are actually several programs designed to help Canadians get into homeownership sooner — and they can be combined.
Tax-Free First Home Savings
FHSA
The First Home Savings Account lets eligible first-time buyers contribute $8,000 per year (up to $40,000 lifetime / $80,000 per couple) tax-free. Contributions are tax-deductible like an RRSP and withdrawals for a home purchase are tax-free like a TFSA. No repayment required. Unused room carries forward. If you never buy, funds can transfer to your RRSP or be withdrawn. The account can only be open for 15 years.
RRSP Home Buyers’ Plan
RRSP Withdrawal
The federal Home Buyers’ Plan (HBP) allows first-time buyers to withdraw up to $60,000 per person ($120,000 per couple) tax-free from their RRSP — as long as those funds have been in the account for at least 90 days. You’ll need to repay it over 15 years or it’s treated as taxable income. The HBP and FHSA can be used together for maximum impact.
Family Gift
Gifted Down Payment
A parent or direct family member can gift all or part of your down payment. Your lender will require a signed gift letter confirming the funds are a true gift with no expectation of repayment at any time. This is completely acceptable and common — we deal with this regularly and I’ll walk you through the documentation required.
Minimum Requirements
How Much Do You Need?
In Canada: 5% minimum for homes under $500,000. For the portion between $500,000–$999,999 it’s 10%. Homes $1,500,000+ require 20% down. Example: a $900,000 home requires $25,000 on the first $500,000 + $40,000 on the remaining $400,000 = $65,000 total. We’ll calculate your exact requirement in your strategy call.
Closing Cost Budget
Budget 1.5%–4% on Top
On top of your down payment, plan for closing costs of approximately 1.5%–4% of the purchase price. This covers legal fees and disbursements (budget approximately 1.5% of the purchase price), title insurance, home inspection ($400–$600), property tax adjustments, and appraisal if required ($300–$400). I’ll walk you through a realistic estimate for your specific purchase so nothing surprises you on possession day.
Saskatchewan Programs & Benefits
Money You Might Be Leaving on the Table.
There are programs specifically designed to help Saskatchewan home buyers — including grants, tax credits, and incentives that don’t need to be repaid. We’ll talk through what applies to your situation in your strategy call.
Saskatchewan Secondary Suite Incentive
Up to $35,000
The SSI grant provides 35% of the total cost to construct a new secondary suite at your primary residence — up to $35,000. Designed to increase rental availability and provide homeowners with supplementary income. A great option if you’re purchasing a home with suite potential.
Learn More →
Saskatchewan Métis First Time Home Buyer
Up to $17,500
Designed to help Métis citizens overcome the challenge of saving for a down payment. Up to $15,000 toward down payment costs and $2,500 toward legal fees for a principal residence purchase. Does not need to be repaid.
Learn More →
First-Time Home Buyers’ Tax Credit
Up to $1,500
First-time buyers can claim a $10,000 non-refundable tax credit on their federal tax return for the year of purchase — providing up to $1,500 in tax relief. A straightforward way to recover some of your closing costs. Don’t forget it at tax time.
Learn More →
My Vetted Partners
I’ll Connect You With the Right People.
You can find these professionals on your own — and that’s completely fine. But if you want my recommendation, I only refer people I have personally worked with and trust to give my clients the same level of care and communication I do.
A seamless transaction depends on everyone being aligned. When your whole team communicates well and knows the process, things move faster and surprises are rare.
Get a Property Insurance Quote →Realtor
I work with trusted realtors across Saskatchewan who share my commitment to clear communication and a smooth process. Ask me and I’ll connect you with the right fit for your area and situation.
Real Estate Lawyer
I’ll connect you with a real estate lawyer I trust to handle your file with care, communicate clearly, and ensure you’re never surprised on closing day.
Property Insurance
I partner with Surex to make getting your home insurance quote fast and straightforward. Have your policy in place well before possession day — your lender requires it before your mortgage can fund.
Financial Advisor
Buying a home is one of the largest financial decisions you’ll make — and it should fit into a broader financial plan. A true, independent financial advisor (not a bank-employed one) can help you understand how your mortgage fits alongside your investments, savings, retirement goals, and overall net worth. I can connect you with someone I trust who will give you honest, unbiased advice — not a product pitch.
Let’s Clear This Up
Questions I Get Asked Every Single Day.
Isn’t the lowest rate the most important thing?
The cheapest rate is almost always the most expensive mortgage in the end. Penalty structures, portability, prepayment privileges, and product flexibility can cost you far more than a fraction of a percent over your term. My job is to find you the right mortgage — not just the lowest number on a screen.
Do I pay you a fee?
No — there is no cost to you to work with me. I am paid by the lender when your mortgage funds. However, I do ask for your commitment in return. While we’re working together, please don’t apply at your bank or with another mortgage professional. We are only paid when the mortgage closes — loyalty is a condition of working together.
How much do I need for a down payment?
In Canada, the minimum is 5% for homes under $500,000. For the portion between $500,000–$999,999 it’s 10%, and homes $1,500,000+ require 20% down. If your down payment is under 20% you’ll need mortgage default insurance added to your mortgage. We’ll calculate your exact requirement in your strategy call.
What’s the difference between pre-approval and final approval?
Pre-approval is based on your financial profile before you’ve found a property. It confirms what you qualify for and locks in your rate. Final approval happens after your offer is accepted — the lender reviews both you and the specific property. Both are necessary. Don’t skip the pre-approval.
What’s the difference between an appraisal and a home inspection?
An appraisal confirms the market value of the property for the lender — ordered through me if required, costs $300–$400. A home inspection is done for you — a licensed inspector physically examines the property for deficiencies and safety issues. They serve completely different purposes and both may be required.
What is the mortgage stress test?
The stress test means you must qualify at the higher of 5.25% or your actual rate plus 2% — regardless of what rate you’re actually getting. It’s a federal rule that affects how much you qualify for. This is exactly why a proper strategy call before you start looking matters so much.
Can I use my RRSP or FHSA for my down payment?
Yes. The RRSP Home Buyers’ Plan allows first-time buyers to withdraw up to $60,000 per person tax-free. The FHSA lets eligible buyers save up to $40,000 tax-free with no repayment required. These can be combined for maximum impact — we’ll talk through what applies to you in your strategy call.
Fixed or variable — which should I choose?
It depends entirely on your situation — your risk tolerance, timeline, and financial flexibility. I’ll give you my honest, transparent opinion with the full picture laid out, and the decision is always yours. What I won’t do is push you into one or the other without a real conversation about what makes sense for your life.
What is PST on default insurance — and why isn’t it in my quote?
If your purchase requires CMHC default insurance (down payment under 20%), the premium gets added to your mortgage — but Saskatchewan charges 6% PST on that premium, and it must be paid in cash at your lawyer’s office on possession day. It is not included in your mortgage and will not show up in your pre-approval quote. It is a separate out-of-pocket cost due at closing.
PST is 6% of the CMHC premium amount (not the purchase price). For example, if your CMHC premium is $10,000, you would owe $600 at the lawyer’s office. I will always confirm this number well before your possession date — but please plan for it as part of your closing funds.
PST is 6% of the CMHC premium amount (not the purchase price). For example, if your CMHC premium is $10,000, you would owe $600 at the lawyer’s office. I will always confirm this number well before your possession date — but please plan for it as part of your closing funds.
What is title insurance and do I need it?
Title insurance is a one-time policy that protects you and your lender against problems with the legal ownership of your property discovered after you buy. It can cover things like:
- Unknown liens or debts left by a previous owner
- Survey or boundary issues (e.g. a fence on the neighbour’s property)
- Zoning violations or unpermitted renovations
- Fraud or forgery in the chain of title
- Outstanding municipal work orders or utility arrears
When and how do I pay my down payment?
Your down payment is paid at the law office on or just before your possession date — not to your mortgage professional, not to your lender, and not at any point during the approval process.
Your lawyer’s legal assistant will reach out before your appointment with the exact amount required and how they prefer to receive it. The two most common methods are:
Bank Draft — A certified cheque or draft issued by your bank, made payable to the law firm’s trust account. Arrange this at your bank branch a day or two in advance.
Wire Transfer — An electronic transfer sent directly to the law firm’s trust account. Your lawyer’s office will provide the wire instructions.
Every law office has their own preference — wait for their guidance and they will walk you through exactly what they need and when.
Your lawyer’s legal assistant will reach out before your appointment with the exact amount required and how they prefer to receive it. The two most common methods are:
Bank Draft — A certified cheque or draft issued by your bank, made payable to the law firm’s trust account. Arrange this at your bank branch a day or two in advance.
Wire Transfer — An electronic transfer sent directly to the law firm’s trust account. Your lawyer’s office will provide the wire instructions.
Every law office has their own preference — wait for their guidance and they will walk you through exactly what they need and when.
What is a property tax levy and why might I owe it at closing?
Property taxes are paid annually, but when you buy mid-year there’s typically an adjustment made at the lawyer’s office to split the year’s taxes fairly between you and the seller.
Your lawyer calculates exactly how many days each party owned the home and splits the taxes accordingly. If the seller already paid the full year, you reimburse them for your share. If not, your portion is held in trust and remitted.
There may be a property tax adjustment added to your closing costs — either an amount owing or a credit in your favour. Your lawyer will prepare a detailed statement of adjustments before your appointment so nothing is a surprise.
Heads up for new builds: a larger tax amount may be owing at closing depending on when assessments were issued. Your lawyer will flag this if it applies — and I’m always happy to help you understand the numbers before you sit down at the table.
Your lawyer calculates exactly how many days each party owned the home and splits the taxes accordingly. If the seller already paid the full year, you reimburse them for your share. If not, your portion is held in trust and remitted.
There may be a property tax adjustment added to your closing costs — either an amount owing or a credit in your favour. Your lawyer will prepare a detailed statement of adjustments before your appointment so nothing is a surprise.
Heads up for new builds: a larger tax amount may be owing at closing depending on when assessments were issued. Your lawyer will flag this if it applies — and I’m always happy to help you understand the numbers before you sit down at the table.
Ready to Make it Real?
The first step is a 30-minute call. No pressure, no commitment — just a real conversation about what you’re looking to do and how to get there.