First-Time Buyer Mortgage Planning Guide › Chapter 0
Your 6–12 month mortgage countdown
By Rajiv Verma, Mortgage Broker · Mortgage Architects, FSRA Brokerage Licence #12728 · Updated November 3, 2026
Short answer: if you plan to buy in 6 to 12 months, the mortgage work starts now, not when you find a house. Credit, income documents and your down payment trail all take months to get right, and most approval problems I see could have been fixed with a little more lead time.
Welcome to the guide. Think of it as a coffee with me, chapter by chapter. Each chapter answers the questions first-time buyers ask me most, with real Ontario numbers, the costs nobody mentions, and a short checklist so you know what to do this month.
What should I be doing at each stage?
| When | Focus | Chapter |
|---|---|---|
| 12 to 9 months out | Know where you stand: credit, income type, debts, special situations | 1, 2, 12 |
| 9 to 6 months out | Fix your credit, gather documents, plan your down payment | 2, 3, 4 |
| 6 to 3 months out | Decide insured or conventional; know your real budget | 5, 6 |
| 3 to 1 months out | Pre-approval done properly; plan your cash to close; fixer-upper or builder decisions | 7, 8, 9, 10 |
| Offer to keys | Protect your approval until closing | 11 |
How do I use this guide?
- Read in order or jump around. Each chapter stands on its own.
- Watch for “Nobody told me this.” Those boxes flag the costs and rules that catch buyers off guard.
- Run your own numbers with the worked examples, the live calculators in the web version, or my free mortgage app.
- Finish with your readiness score in Chapter 13. It tells you whether you’re on track for 6 months, 12 months, or need a plan first.
- Use the glossary in Chapter 14 whenever a term is new.
Want to talk it through as you read? Book your free First-Time Buyer Coffee Chat.
Before you start: this guide covers the mortgage side of buying. Your real estate lawyer handles the legal side, and your Realtor helps you find and buy the home. Need a referral for either? Ask me.
Frequently asked questions
When should a first-time buyer talk to a mortgage broker?
Six to twelve months before you plan to buy. That gives you time to fix credit, organize documents and plan your down payment before an offer is on the table.
Is a pre-approval enough to start shopping?
It’s a good start, but it isn’t an approval. Chapter 11 explains the difference.
Next up · Chapter 1Rajiv, am I ready?Continue reading →
Questions about your situation?
Let’s look at your full picture over a free 30-minute Coffee Chat.
Book your free First-Time Buyer Coffee Chat Download my free mortgage app →
Need a Realtor or a real estate lawyer? I can refer you to people I work with. Ask me during your Coffee Chat.
Rajiv Verma, Mortgage Broker · Mortgage Architects, FSRA Brokerage Licence #12728 · 15 Gateway Blvd, Unit 201, Brampton, Ontario · Office 289.505.0631 · Direct 647.291.7116
This guide is general education, not personal financial, legal or tax advice. Rates shown are examples as of November 3, 2026, for comparison only, and are not a quote or a commitment to lend. Your rate and approval depend on your application, credit, income, property and lender guidelines. Program rules can change.