First-Time Home Buyer Checklist for Sarnia and Lambton County (2026)

Buying your first home is exciting, and in Sarnia it's more achievable than in most of Ontario. Benchmark prices in Sarnia-Lambton sat around $489,000 in September 2026, and buyers have more choice than they've had in years. Here's the step-by-step checklist I give first-time buyers.

Step 1: Know the Programs That Save You Money

• Ontario land transfer tax refund: First-time buyers can get up to $4,000 back. That fully covers the tax on homes up to about $368,000. Sarnia has no extra municipal land transfer tax like Toronto does.
• First Home Savings Account (FHSA): Contributions are tax-deductible, and withdrawals for your first home are tax-free.
• RRSP Home Buyers' Plan: Withdraw up to $60,000 from your RRSP toward your purchase, then repay it over time.
• Home Buyers' Amount: A $10,000 non-refundable tax credit, worth up to $1,500.
• 30-year amortizations: Available to first-time buyers on insured mortgages, lowering monthly payments.
• New builds: Federal and Ontario tax relief on newly built homes is available for eligible first-time buyers right now. Ask me or your lawyer whether a new-build purchase qualifies.

Step 2: Get Pre-Approved

A pre-approval tells you your budget and shows sellers you're serious. The minimum down payment is 5% on the first $500,000 of the purchase price.

Step 3: Budget for Closing Costs

Plan for roughly 1.5% to 4% of the purchase price beyond your down payment:

• Land transfer tax (less your refund)
• Legal fees and title insurance
• Home inspection
• Property tax and utility adjustments
• Moving costs

Step 4: Watch for Red Flags in Older Sarnia Homes

Many Sarnia homes are several decades old. Always get a professional inspection, and ask about:

• Knob-and-tube or aluminum wiring
• Galvanized or older plumbing and the main water line
• Roof age and attic insulation
• Basement moisture, grading and drainage
• Furnace and air conditioner age

Step 5: Make a Smart Offer

In today's buyer-leaning market, conditions on financing and inspection are common and reasonable. Your agent should pull recent comparable sales so you know what the home is really worth.

Program details can change. Confirm eligibility with your lender, lawyer or accountant.