Buying a Home in Quebec: 10 Things to Know Before You Get the Keys

Your offer has been accepted.

It is often at this point that a buyer finally starts thinking:

“We got the house.”

Almost.

Between an accepted Promise to Purchase and the moment you can actually walk through the door with the keys, several important steps may still need to happen.

Financing. Inspection. Conditions. Insurance. The notary. Signing. Occupancy.

And some of those steps can still affect your transaction.

There is also something important to understand if you have been researching “closing day” online.

Much of the information you will find describes the American closing process.

Buying a property in Quebec works differently.

The notary plays a central role in completing the transaction. Signing the deed of sale, registering the transaction, handling the funds and taking occupancy all need to be properly coordinated.

So instead of only asking:

“When do I get the keys?”

A better question is:

“What still needs to happen before this property is actually mine?”

Here are 10 things to understand.

1. An Accepted Offer Does Not Mean Everything Is Finished

Your accepted Promise to Purchase may contain conditions that still need to be fulfilled within specific deadlines.

Depending on your transaction, these may involve:

• Mortgage financing
• A pre-purchase inspection
• Reviewing documents related to the property
• The sale of another property, when such a condition applies
• Other conditions included in your Promise to Purchase

This is why the period between an accepted offer and the notary appointment should not be treated as simply waiting for closing day.

There may still be important steps to complete.

And some of those steps may require information, action or a decision from you within a specific timeframe.

The OACIQ's guidance on the steps after an accepted Promise to Purchase emphasizes the importance of fulfilling conditions such as inspection, document review and mortgage financing within the required deadlines.

If an inspection reveals a problem, the consequences depend on the Promise to Purchase, the inspection findings and the circumstances. My article on whether a buyer can cancel a Promise to Purchase after an inspection explores this issue in more detail.

An accepted offer is exciting.

But until the remaining conditions and steps have been properly addressed, stay involved in the process.

2. Choose Your Notary Early

In a typical Quebec residential transaction, the buyer generally chooses the notary unless something different has been agreed upon.

The notary is not simply there to witness signatures.

The notary performs important legal work related to the transaction, including examining the property's title and preparing the documents required to complete the sale.

When mortgage financing is involved, the notary also prepares the deed of hypothec.

The OACIQ explains the notary's role in a Quebec real estate purchase, including title examination and preparation of the deed of sale and deed of loan.

Choosing your notary early gives everyone involved more time to provide the information and documentation needed to prepare the file.

Your appointment at the notary is the result of work that begins well before you sit down to sign.

3. Signing and Moving In Are Not Necessarily the Same Thing

This is an important distinction.

The date you sign the deed of sale and the date you are entitled to occupy the property can be the same.

But they do not have to be.

For example, the seller may need additional time before leaving the property. The parties may also have negotiated another occupancy arrangement as part of the transaction.

The OACIQ confirms that there is no single fixed period that should always apply between signing the notarized deed and occupancy. The timing can be negotiated according to the transaction.

That means you should not book the moving truck simply because you know the date of your notary appointment.

Check the agreed date and time of occupancy.

A difference of only a few days can have a major impact on your moving plans, particularly if you are also selling another property.

If your purchase depends on selling your current home, my guide on whether you should buy or sell first explains why coordinating the two transactions matters.

4. Keep Your Financing on Track Until the Transaction Is Complete

Receiving a mortgage pre-approval does not mean you should stop paying attention to your financial situation.

Your lender and notary still need to coordinate the financing required to complete your purchase.

During this period, avoid assuming that you can make significant financial changes without consequences.

Taking on a new car loan, opening additional credit or making another significant change to your financial situation could potentially affect your financing.

Before making a major financial decision while your purchase is still being completed, speak with your mortgage professional.

The worst time to create a surprise in your financing is just before you are supposed to become the owner.

And remember that qualifying for a mortgage is only one part of your budget.

You also need to consider the costs of taking possession and the ongoing costs of owning the property.

5. Arrange Your Home Insurance Before the Transaction

Do not leave home insurance until moving day.

When mortgage financing is involved, the OACIQ states that buyers must provide proof of home insurance for an amount equal to or greater than the mortgage.

Your insurer may also need information about the property.

Depending on the insurer and property, that could include information concerning the heating system, electrical system, plumbing, roof, renovations, previous claims or intended use.

If you are buying a condominium, there may also be important distinctions between the insurance held by the syndicate of co-ownership and the coverage you personally require.

Start the process early enough to deal with questions before they become urgent.

A property you want to buy also needs to be a property you can properly insure.

6. Understand the Costs Beyond the Purchase Price

The purchase price is not the only amount you should plan for.

Depending on your property and transaction, additional expenses may include:

• Notary fees and disbursements that apply to you
• A building inspection
• Certain mortgage-related expenses
• Home insurance
• Adjustments calculated during the transaction
• Moving expenses
• Municipal transfer duties
• Immediate maintenance or repairs
• Expenses associated with moving into the property

Municipal transfer duties are commonly referred to in Quebec as the welcome tax.

This is why I would be careful with generic online advice telling every Quebec buyer to simply budget a fixed percentage for “closing costs.”

The more useful question is:

“Which costs actually apply to my purchase?”

Because being able to buy the property and being financially prepared to become its owner are not exactly the same thing.

If you are estimating your budget before buying, the mortgage and welcome tax calculators on my website can also help you start working through the numbers.

7. The Final Amount May Include Adjustments

The amount required to complete your purchase is not always as simple as:

Purchase price minus mortgage.

Certain property expenses may need to be divided between the buyer and seller according to the transaction date.

For example, one party may already have paid an expense covering a period during which the other party will own the property.

The notary calculates the applicable adjustments according to the transaction.

This is another reason to avoid planning your final cash requirements using only a rough calculation.

Know what you will actually need before the transaction is completed.

Your notary can provide the figures applicable to your specific file.

8. Review What Is Included and Excluded

Before taking possession, go back to your Promise to Purchase and review what was agreed upon.

Which items are included?

Which are excluded?

For example:

• Appliances
• Light fixtures
• Window coverings
• Wall-mounted equipment
• Pool accessories
• Outdoor structures
• Other items specifically negotiated in the transaction

Something that seems obvious to you may not be obvious to the seller.

That is exactly why inclusions and exclusions should be clearly identified when the offer is prepared.

When you take possession, verify that the items that were supposed to remain are present.

The OACIQ specifically advises buyers, when moving in, to make sure the inclusions listed in the Promise to Purchase are present and functioning properly.

If something appears inconsistent with what was agreed upon, contact your broker promptly.

9. Know When You Actually Get the Keys

This is the moment most buyers have been waiting for.

But do not automatically assume:

Signing = keys = immediate move-in.

After the deed of sale is signed, the notary registers the transaction in the Land Register. This makes your ownership right, as well as the rights held by your mortgage lender, public.

Your right to occupy the property and the transfer of the keys must also correspond with the arrangements established in your transaction.

So instead of simply asking:

“What time do I get my keys?”

Ask:

“What does my transaction specify for signing, occupancy and the transfer of the keys?”

That answer matters considerably more than what you saw in an American “closing day” video.

10. Getting the Keys Is Also the Beginning of Homeownership

Receiving the keys may feel like the end of the buying process.

In another sense, it is the beginning.

Once you take possession, verify that the agreed inclusions are present and keep your important transaction documents somewhere safe.

You will also begin dealing with the ongoing responsibilities and expenses associated with the property:

• Mortgage payments
• Home insurance
• Municipal and school taxes
• Utilities
• Maintenance
• Repairs
• Condominium fees, when applicable
• Unexpected expenses

This is why I want buyers to think beyond:

“Can I afford to buy this property?”

and also consider:

“Am I comfortable with what it will cost me to own and maintain it?”

Those are two different questions.

How Long Does It Take to Close on a House in Quebec?

There is no universal number of days that applies to every transaction.

The timeline can depend on the conditions contained in the Promise to Purchase, financing, inspection, document review, the notary's availability and the dates negotiated between the buyer and seller.

If you are also selling another property and coordinating both transactions, timing becomes even more important. The OACIQ specifically notes that when two real estate transactions are interrelated, reasonable time should be allowed between the signing dates of the deeds of sale.

The useful question is therefore not:

“How long does closing normally take?”

It is:

“What are the important deadlines and dates in my transaction?”

Your own transaction should determine your planning, not a generic timeline found online.

Can You Get the Keys Before the Deed of Sale Is Signed?

Do not assume you can occupy the property before the agreed date.

Signing and occupancy are separate elements of a Quebec real estate transaction. The date of occupancy should be clearly established as part of the agreement between the parties.

If your situation requires an unusual occupancy arrangement, discuss it with your real estate broker and notary before making plans around that possibility.

Do not organize your move based on an assumption.

Who Pays the Notary When Buying a House in Quebec?

This question deserves a more precise answer than simply saying “the buyer pays the notary.”

In a Quebec real estate transaction, the notary works for both the buyer and the seller, even though the notary is generally chosen by the buyer.

According to the Chambre des notaires du Québec's explanation of notary fees, each party is responsible for the costs associated with the verifications and disbursements carried out on their behalf. The seller, for example, is responsible for costs associated with discharging an existing mortgage.

Notary fees are not based on a single province-wide price list. They can vary according to factors such as the work required, the complexity of the file and the notary's expertise.

Rather than relying on a generic number found online, ask your notary for an estimate that reflects your specific purchase.

Does the Seller Receive the Money Immediately After Signing?

Not necessarily.

Signing the deed of sale does not automatically mean the seller immediately receives the balance of the sale.

After the deed has been signed, the notary registers the transaction at the Bureau de la publicité des droits and retains the funds until that step is completed. The seller's balance can then be paid after applicable deductions and verifications.

For a buyer, the important point is this:

Signing the deed is part of a legal process. It is not merely an exchange of money for keys.

What Is the Biggest Mistake Buyers Make After Their Offer Is Accepted?

Thinking the difficult part is over.

Getting an offer accepted is an important milestone, but there may still be conditions to fulfill, deadlines to respect, financing to complete, documents to review, insurance to arrange and dates to coordinate.

This is also when buyers sometimes become so focused on receiving the keys that they stop looking carefully at what still needs to happen.

The better approach is to stay involved until the transaction is actually completed.

An accepted offer should change your focus from winning the property to completing the purchase properly.

Buying a Home in Greater Montreal or the South Shore?

An accepted offer is exciting.

Getting the keys is even more exciting.

But there are still important decisions and steps between those two moments.

My role is not simply to help you find a property and get your offer accepted.

I also want you to understand the conditions that protect you, the important dates, what you are agreeing to and what still needs to happen before you become the owner.

If you are buying in Greater Montreal or the South Shore, including Verdun, LaSalle, Lachine, Dorval, Pointe-Claire, Boucherville, Varennes, Sainte-Julie, Chambly, Carignan, Beloeil, Mont-Saint-Hilaire and surrounding communities, we can start by understanding what you are looking for and the decisions surrounding your purchase.

Because finding a property is one thing.

Understanding what you are buying and what you are committing to is another.

The right decision. At the right time. For the right reasons.

Jonathan Cabana
Residential & Commercial Real Estate Broker
eXp Québec
Greater Montreal | South Shore
(514) 476-0730