Every Markham buyer has questions they feel embarrassed to ask — questions that seem too basic, too obvious, or too revealing of how much they don't know. There are no embarrassing questions in real estate. The buyers who ask the most questions make the best decisions. Michael John Lau and Neeraj Moolchandani at Kaizen Real Estate Team have answered every one of these questions hundreds of times — and this guide brings their answers to you directly.
The 10 Questions Every Markham Buyer Asks
Yes — and not just technically, but practically. A mortgage pre-approval does three important things for a Markham buyer: it tells you exactly what you can afford (which is often different from what you think), it strengthens every offer you make (sellers and listing agents take pre-approved buyers more seriously), and it reveals any financing issues before you are emotionally invested in a specific property.
In Markham's competitive sub-markets — Unionville, Angus Glen, Cachet — making an offer without a pre-approval letter is a significant disadvantage. Many listing agents will advise their sellers to wait for pre-approved buyers when multiple offers are received.
This is one of the most important questions buyers forget to ask until it's almost too late. Beyond your down payment, a Markham home purchase requires additional funds for closing costs — typically 1.5% to 4% of the purchase price, depending on whether you are a first-time buyer and the specific property.
Key closing costs for a Markham buyer include:
- Ontario Land Transfer Tax — approximately $8,475 on a $1M home; first-time buyers receive a rebate up to $4,000
- Real estate lawyer fees — typically $1,500 to $2,500
- Title insurance — approximately $250 to $400
- Home inspection — $450 to $650
- Property tax adjustment — prorated to closing date
- CMHC insurance premium — if down payment is less than 20%, added to mortgage balance
- Moving costs — $1,500 to $4,000+
In a balanced or buyer-friendly Markham market: yes, almost always. A home inspection condition gives you the right to have a licensed inspector assess the property before you are legally bound to purchase. If significant issues are found, you can negotiate a price reduction, request repairs, or — in most cases — walk away with your deposit returned.
In a hot seller's market with multiple offers, buyers are sometimes pressured to waive inspection conditions. Whether this is appropriate depends on the specific property, its age and condition, your risk tolerance, and the level of competition. Newer builds and well-maintained properties carry lower inspection risk than older homes with aging systems. Never waive inspection on a power of sale, estate sale, or property with visible deferred maintenance.
In Ontario, the deposit on a real estate purchase is typically 5% of the purchase price, paid within 24 hours of offer acceptance (or as specified in the Agreement of Purchase and Sale). The deposit is held in trust by the listing brokerage until closing — it is not paid to the seller directly.
Whether you can get your deposit back depends entirely on the circumstances:
- If conditions are included (inspection, financing) and you void the deal within the condition period for a valid reason — yes, your deposit is returned in full
- If the deal is firm (no conditions) and you walk away — the seller is generally entitled to keep your deposit as liquidated damages, and may pursue additional damages if your deposit does not cover their loss
- If the seller breaches the agreement — your deposit is returned and you may have additional legal remedies
After your offer is accepted in Markham, the following sequence unfolds before closing day:
- Deposit due — typically within 24 hours of acceptance; wire transferred to listing brokerage's trust account
- Condition period — if conditions are included, you complete inspection, arrange financing, and review status certificate (if condo) within the agreed timeframe (typically 3–7 business days)
- Conditions waived or voided — if all conditions are satisfied, you waive them in writing and the deal becomes firm
- Retain a real estate lawyer — your lawyer conducts a title search, prepares transfer documents, and communicates with the seller's lawyer
- Arrange home insurance — your lender requires proof of insurance before releasing funds; arrange this at least 2 weeks before closing
- Final walkthrough — typically done 24–48 hours before closing to confirm the property is in the agreed condition
- Closing day — your lawyer receives mortgage funds, pays the seller, registers title transfer, and delivers keys
In the traditional Ontario real estate model, the seller pays the total commission — which is then split between the listing brokerage and the buyer's brokerage. This means most Markham buyers have historically paid nothing out-of-pocket for buyer representation.
However, recent changes to the Ontario real estate landscape mean buyers should now discuss compensation directly with their buyer's agent before signing a Buyer Representation Agreement (BRA). Since early 2024, buyer agent compensation arrangements have become more varied. Some buyers negotiate a separate compensation arrangement with their agent; others continue under traditional commission structures funded by the seller.
In a multiple offer situation (often called a "bidding war"), two or more buyers submit competing offers on the same Markham property — typically at a set offer date and time established by the listing agent. Each buyer submits their best offer without knowing what the other buyers have offered. The seller reviews all offers and can accept, reject, or counter any offer.
Sellers in a multiple offer situation can also choose to send offers back to buyers requesting their "best and final" — a practice that must be offered equally to all competing buyers. Sellers are not obligated to accept the highest offer — they can consider other terms including closing date, conditions, and deposit amount.
- Escalation clauses — some buyers include escalation clauses that automatically beat a competing offer by a set amount, up to a maximum
- Fewer or no conditions — buyers in competitive situations often reduce conditions to strengthen their offer
- Larger deposit — a larger deposit signals financial strength and commitment
- Flexible closing date — matching the seller's preferred closing date can tip a close decision
School catchment areas in Markham are determined by the York Region District School Board (YRDSB) for public English schools, the York Catholic District School Board (YCDSB) for Catholic schools, and the Conseil scolaire Viamonde for French public schools. Each school board publishes boundary maps online — but boundaries can change, and specific addresses must be verified directly with the relevant school board.
For Markham buyers purchasing specifically for school access, the verification process is critical:
- Use the YRDSB school locator tool at yrdsb.ca to verify the specific schools assigned to any Markham address
- Confirm directly with the school that the address falls within the catchment — especially for properties near boundary lines
- Be aware that some Markham schools have French Immersion programs with separate registration processes that are not guaranteed by catchment alone
- Confirm that school boundaries have not changed in the most recent cycle — YRDSB conducts periodic boundary reviews
A real estate lawyer is legally required for every Ontario home purchase — and they do far more than sign paperwork. Your Markham real estate lawyer is responsible for:
- Title search — searching the land registry to confirm the seller has clear, marketable title and identifying any liens, encumbrances, or restrictions on the property
- Title insurance — arranging title insurance to protect you against undiscovered title defects
- Reviewing the Agreement of Purchase and Sale — confirming the APS is enforceable and that all conditions have been properly satisfied
- Mortgage documentation — receiving and reviewing mortgage instructions from your lender and preparing the mortgage documents for your signature
- Statement of adjustments — calculating prorated property taxes, condo fees, and other adjustments to determine the final amount you owe on closing
- Funds management — receiving mortgage funds from your lender, paying the seller, paying Land Transfer Tax, and disbursing all closing costs
- Title registration — registering the transfer of title into your name on the Ontario land registry
- Key release — confirming to the listing agent that closing has occurred and keys can be released to you
First-time buyers in Ontario and Canada have access to several programs and rebates that can meaningfully reduce the cost of purchasing a Markham home in 2026:
- Ontario Land Transfer Tax Rebate — first-time buyers receive a rebate of up to $4,000 on Ontario LTT; this covers the full LTT on homes purchased for up to approximately $368,000, and partially offsets LTT on higher-priced Markham properties
- First Home Savings Account (FHSA) — a registered account allowing first-time buyers to contribute up to $8,000 per year (lifetime max $40,000) on a tax-deductible basis, with tax-free withdrawal for a qualifying home purchase. One of the most powerful savings tools available to Markham first-time buyers.
- Home Buyers' Plan (HBP) — allows first-time buyers to withdraw up to $60,000 from their RRSP tax-free for a home purchase, with repayment over 15 years starting the second year after withdrawal
- First-Time Home Buyer Incentive — check current status; this federal program has had changes to its availability
- GST/HST New Housing Rebate — applicable to new construction purchases where HST has been paid; partial rebate available under qualifying thresholds
Michael John Lau and Neeraj Moolchandani at Kaizen Real Estate Team have answered every question in this guide hundreds of times — and they welcome any question you have, no matter how basic it seems. The best Markham buyers are informed buyers. Contact Kaizen Real Estate Team for a no-obligation conversation about your Markham home purchase.