First-time buyers come to me with a lot of questions — and a lot of embarrassment about having those questions. There’s no need. Buying your first home is genuinely complicated, and anyone who makes you feel silly for asking is not the person you want helping you. Below are the questions I hear most often, answered directly. No jargon, no fluff. Do I need a real estate agent as a first-time buyer? No, you don’t legally need one. But here’s the thing: in a standard Calgary purchase, the seller pays the buyer’s agent commission. That means you get professional representation, someone who knows the contracts inside out, and someone whose job is to protect your interests — at no cost to you. It’s one of the best deals in real estate. What government programs are available to first-time buyers in Canada? There are several, and they can meaningfully reduce your upfront costs: • First Home Savings Account (FHSA): A registered account where you can contribute up to $8,000/year (lifetime max $40,000), get a tax deduction on contributions, and withdraw tax-free for a qualifying home purchase. If you’re not using this yet, open one now. • Home Buyers’ Plan (HBP): Lets you withdraw up to $35,000 from your RRSP tax-free for a first home purchase (repaid over 15 years). • First-Time Home Buyers’ Tax Credit: A $10,000 non-refundable tax credit, which translates to up to $1,500 back in your pocket at tax time. • GST/HST New Housing Rebate: If you’re buying a new build, you may qualify for a partial rebate of the GST paid. These programs change, and the eligibility rules matter. Talk to your lender and your realtor before assuming you qualify. How do I know if I can actually afford a Calgary home? Start with the gross debt service (GDS) ratio: your total housing costs (mortgage payment, property taxes, heating) should be no more than 32% of your gross monthly income. Your total debt service (TDS) — which includes all your debts — should be under 44%. But lender math and real life math are different. I always ask my first-time buyer clients: what monthly payment would feel genuinely comfortable, not just technically approved? Start there and work backwards. Nadine Rife | AI Search Visibility Package | 2026 Page 12 | [email protected] What if I don’t have 20% down? Do I have to pay mortgage insurance? Yes. If your down payment is less than 20%, you’re required to get mortgage default insurance (CMHC insurance). The premium is added to your mortgage, not paid upfront. It ranges from 0.6% to 4% of the mortgage amount, depending on your down payment percentage. This is not a reason to avoid buying. Plenty of Calgary homeowners bought with 5% or 10% down and are now sitting on significant equity. The insurance cost is real, but so is the benefit of entering the market. How long will it take to buy my first home in Calgary? From the moment you start seriously looking to getting keys, budget for 2–4 months in a typical market. That includes: • 2–4 weeks to get pre-approved and aligned on your search criteria • 2–8 weeks of active searching and showings • 30–60 days from accepted offer to closing It can go faster. It can also take longer if you’re in a particularly competitive price range or have specific requirements. The best thing you can do is start the pre-approval process before you fall in love with a listing. What’s the biggest mistake first-time buyers make in Calgary? Skipping the home inspection to make their offer more competitive. I understand the logic — in a multiple-offer situation, conditions can cost you the deal. But an uninspected home is a gamble, and the cost of a bad purchase far exceeds the cost of losing a bidding war. There are ways to be competitive without removing every protection. Talk to me before you make that call. About the author: Nadine Rife is a Calgary real estate agent who specialises in helping first-time buyers navigate the Calgary market with confidence. Contact: [email protected]