House Hunting Checklist: What to Prioritize When Buying a Home

House hunting can feel overwhelming. There are lots of choices and endless details to consider. What really matters when you're looking for a home to buy?

Setting a budget you can actually live with comes first—you don't want to stretch your wallet too thin. Next, you need to figure out what you truly need versus what would just be nice to have. Location affects everything from your daily drive to how happy you'll be at home.

Let's break down what you should focus on when looking at homes, particularly if you’re planning on buying a home soon. 

These simple tips will help you find a place you'll love coming home to.

House Hunting Cheat Sheet

• Check the neighbourhood first—location impacts everything from commutes to your daily happiness
• Look carefully at the home's condition to avoid surprise repair costs later
• Think about future needs like working from home or growing your family
• Don't forget ongoing costs like property taxes, insurance, and regular maintenance
• Know your must-haves versus nice-to-haves before you start looking

What Can You Really Afford?

How much house can you buy without stressing your finances? You need to know this before you even start looking.

Use online calculators to see what you can afford based on your income and debts. Try to save up as much as possible for your mortgage down payment. A 20% down payment is often recommended for long-term savings and security, but it’s only required for homes priced over $1 million. 

In Kelowna—and throughout BC and Canada—the minimum down payment for homes priced below $500,000 is 5% of the purchase price. For homes priced between $500,000 and $1 million, a down payment of at least 10% is required.  

While you may not need to put more than 5%–10% down, the larger your down payment, the more savings you’ll see in the long term—both from private mortgage insurance and reduced interest payments.

Don't forget about property taxes and homeowner's insurance—these add to your monthly costs. Setting a clear budget keeps you from falling in love with homes you can't really afford.

Also, set aside money for home inspections and possible repairs. Getting pre-approved for a mortgage clarifies your budget and makes sellers take your offers more seriously in competitive markets. 

Failing to secure pre-approval is among the most common mortgage mistakes buyers make.

What Do You Need vs. What Would Be Nice?

When looking at homes for sale, you need to separate your absolute must-haves from your wish list items.

Needs are things you can't live without—they're essential for your daily life. Wants are extras that would be great but aren't deal-breakers.

Knowing the difference helps you focus on homes that meet your core requirements without getting distracted by fancy features you don't actually need.

How Big Should Your Home Be?

When thinking about home size, focus on what you'll actually use, not just what sounds impressive.

Most families do well with 2–4 bedrooms and about 1,500 to 2,500 square feet. Think about your specific needs—do you work from home and need office space? Do you host family gatherings often?

Remember: bigger homes cost more to heat, cool, clean, and maintain. While they’re not the most flashy, these expenses are far more economical in common types of homes like bungalows and ranches than sprawling homes and large estates. Be honest about how much space you truly need versus how much you'd have to take care of.

Which Features Matter Most?

Sorting through all the possible features in a home means knowing which ones you can't live without.

Make a short list of must-haves, such as main-floor living if stairs are a problem or accessibility features for family members who need them. Depending on your circumstances, it may be smart to target ranch-style homes to ensure long-term accessibility.

Stay flexible, too. Sometimes, looking at a home in person might turn a "want" into a "need," or vice-versa. When comparing homes, think long-term about features like layout, yard space, or distance to grocery stores.

These things should still work for you if your life changes—like having kids or working from home more. Research the neighbourhood amenities too—parks, schools, public transportation—to make sure they match your lifestyle.

How Many Rooms Do You Really Need?

Getting the right number and types of rooms is crucial for daily happiness in your new home.

Know exactly how many bedrooms you must have based on who lives with you now and your future plans. Most households need at least two bathrooms for sanity—especially if more than two people live there.

Depending on your work and lifestyle, special spaces like home offices or playrooms might be essential. Think ahead about how your needs might change. Choosing rooms that can serve different purposes can save you from moving again too soon.

Don't overlook storage space! Sufficient closets, pantry space, and basement/attic storage keep your living areas from cluttering.

How's the Location?

The perfect house in the wrong spot will not make you happy. Check how close the homes are to your job, kids' schools, and daily routines.

Peace and quiet matter too. Homes near highways, busy streets, or airports often come with noise problems that get annoying fast—especially at night or when you're trying to enjoy your yard.

Also, check how easy it is to access public transit options (if applicable) and nearby stores, restaurants, and parks. These things can greatly enhance your daily convenience and happiness.

Close to Work and Schools?

Commuting times are on the rise across the continent, but living near work and schools can improve your daily life by cutting down drive times.

Being closer to your job saves time, stress, and gas money. Plus, you get more hours for things you actually want to do.

For families, good schools nearby matter for both your kids' education and your home's value if you sell later. Look into future development plans, too—they can tell you if the area will likely go up in value.

Remember to check what it costs to live there—property taxes and insurance rates can vary greatly between neighbourhoods.

What's Nearby?

The stuff around your potential home greatly affects how much you'll enjoy living there. More often than not, a city’s best neighbourhoods offer the most convenience and accessibility to community amenities and facilities.

Check for essential places like grocery stores and doctors' offices nearby—these make daily life much easier.

Look for fun spots, too—parks, gyms, and walking trails keep you active and connected to the community.

Can you walk to places easily? A high "walkability" score means you won't need your car for every little errand.

Is public transportation available? This can make commutes easier and help you get to other areas without driving.

All these factors add up to how much you'll enjoy your new neighbourhood day to day.

How's the Transportation?

Getting around easily from your new home is a huge factor in your daily quality of life.

Check how close the home is to main highways and public transit options. Shorter commutes mean less stress and more free time every single day.

Look for sidewalks, crosswalks, and safe walking routes to stores and services. This makes getting around on foot much easier.

Watch out for areas with heavy rush hour traffic—those extra minutes stuck in your car add up fast over the years.

Are there bike lanes or paths nearby? These offer healthier ways to get around.

Considering the distance to local schools and parks can make family activities much more simple. 

Does the Home Need Work?

Is the home move-in ready, or will you need to renovate? This question should be high on your house-hunting checklist.

A thorough home inspection can uncover hidden problems, such as structural issues or outdated electrical systems. Knowing these before you buy is crucial.

Renovation costs can quickly add to your budget and vary widely depending on where you live and what materials you choose.

But remember—not everyone wants a perfect, move-in-ready home. Some improvements, especially bathroom and kitchen renovations, can boost your home's value.

Always factor potential fix-up costs into your decision to make sure you're making a smart financial choice.

Will the Home Work Years From Now?

How well will this home fit your life in 5–10 years? It’s vital to consider the longer term with home purchases.

To ensure the home works long-term, check if there's room to grow, such as extra bedrooms if you plan to have children.

With remote work becoming common, a dedicated home office might be essential, not just nice to have.

Features like single-floor living could be critical if older relatives move in or if stairs become challenging.

Enough outdoor space matters, too—especially for pets or if you enjoy spending time outside.

And don't forget about commute distances. A 45-minute drive might seem doable now, but over the years, that time adds up fast—affecting both your car and your quality of life.

House Hunt with Confidence

Finding the right home takes careful planning, but knowing what matters most makes the process much easier.

Start with a realistic budget that won't strain your finances. Know the difference between your must-haves and things that would just be nice. Check the location carefully for noise, nearby services, and easy transportation.

Don't ignore the home's current condition or whether it can adapt to your changing needs over time.

Remember these factors, and you'll find a home that works for your life today AND tomorrow.