The Ottawa Home Buyer Timeline: From Browsing to Moving In

Jul 11

Buying a home in Ottawa? Whether you're just browsing or seriously house hunting, knowing what to expect and when makes the process a lot smoother.

This guide walks you through the typical home-buying journey from initial interest to move-in day. And this isn’t just theory, it’s based on what actually happens in Ottawa’s current market.

Stage One: Browsing & Budgeting (1–3 Months, Sometimes More)

At this point, you’re probably scrolling Realtor.ca at night, checking out open houses on weekends, or chatting with friends and family about where they live. You’re starting to picture what life might look like in your own space, but it still feels early.

Behind the scenes, though, something important is happening: you’re figuring out your price range. And that matters a lot, especially in Ottawa, where the market isn’t as intense as the GTA but still moves quickly in popular price points.

Pro tip: Talk to a mortgage broker early. It's the best way to avoid falling in love with a home that's just out of reach.

For first-time buyers, this stage is especially important — it sets the tone for the entire journey.

Stage Two: Getting Pre-Approved + Setting Your Criteria (1–2 Weeks)

Now things are getting serious.

You’ll finalize your mortgage pre-approval, meet with a REALTOR®, and decide what your must-haves really are. Is a second bathroom non-negotiable? How important is a garage? Would you rather live downtown or closer to family in the suburbs?

Your agent will likely set you up on a listing alert system like REALM, so you’ll start receiving properties that match your criteria the moment they hit the market.

Ottawa buyers should keep in mind that neighbourhoods can vary a lot; a townhome in Orleans might be $100K less than a similar one in Westboro, for example.

Stage Three: Actively Looking + Viewing Homes (2–6 Weeks)

You’re officially in it now. You’re going to showings, comparing layouts, getting a feel for value, and probably learning more than you expected about home construction and resale potential.

This stage can be quick, or it can take time, depending on what’s available in your budget and how specific your wish list is. If you're buying an older home, your REALTOR® may help flag things like knob-and-tube wiring, foundation cracks, or aging septic systems that can impact your decision.

Spring and fall are the busiest seasons for buyers, so availability may vary. It’s normal to feel a little burnt out at this stage, that’s buyer fatigue, and it just means you’re getting close.

What affects how long this takes?

Inventory in your price range
How flexible you are on location or style
Market competition at the time

Stage Four: Making an Offer + Negotiations (1–7 Days)

When you find the one, you’ll work with your REALTOR® to write an offer. That might mean negotiating directly with the seller or competing against others in a multiple-offer scenario.

In Ottawa, bidding wars aren’t as intense as in Toronto, but they do happen, especially for well-priced homes under $700K in hot areas like Barrhaven or the Glebe.

Some homes sell within 24–48 hours, so speed matters, but so does strategy.

For first-timers: This part can be emotional. It’s okay to walk away if the numbers don’t make sense.

Stage Five: Conditional Period (5–7 Business Days)

If your offer is accepted with conditions, this is when the real due diligence happens.

Typical conditions include:

Home inspection
Final mortgage approval
Status certificate review (for condos)

If you're buying in a rural area, expect that septic and well inspections may take longer. Once conditions are met, the deal becomes firm, and you’re officially buying a home.

Stage Six: Preparing for Closing (30–90 Days)

The finish line is in sight, but there’s still lots to do.

This period usually includes:

Signing paperwork with your lawyer
Finalizing your financing
Scheduling movers and setting up utilities
Booking your final walk-through

In Ottawa, a 60-day closing is most typical, but anything between 30 and 90 days is common, depending on the seller's needs and your own timeline.

Stage Seven: Closing Day & Move-In (1 Day)

This is the big day.

Your lawyer sends the funds, and once the transaction is registered, you officially get the keys. Your agent will hand them off (probably with a smile and a housewarming gift), and just like that, you’re a homeowner.

Don’t forget the final checklist:

Photo ID for your lawyer
Proof of insurance
Utility and service setups

The home-buying process has a rhythm, and knowing what to expect at each step makes it feel a lot more manageable. Each stage builds on the last, and while the timeline can vary, rushing often leads to mistakes.

If you’re not sure where you fall on the timeline right now, feel free to reach out. Whether you’re just getting curious or ready to book a showing this weekend, we’re happy to meet you where you are.

✅ For first-time buyers especially, knowing what’s ahead can help you feel confident every step of the way.