Everyone talks about bidding wars, financing, and what to look for during an open house. But if you’re buying a home with the intention to renovate, add on, or eventually build something new — there’s a whole other checklist you need to be looking at.

It’s easy to fall in love with potential. The bones! The yard! The dream ensuite you know you could build!
But real talk? That “perfect” home can turn into a planning nightmare if you don’t do your homework upfront.

Here’s what I want you to know before you sign that dotted line.

Look Beyond the Walls

Yes, get an inspection.
But if you’re planning to change anything about the structure, layout, or footprint of the home — that’s not enough.

Ask for:

• Any existing plans (from the city or previous owner)

• A property survey or site plan

• Geotechnical or environmental reports, if applicable. You may have other restrictions that you may be unaware of.

These documents tell you way more about what’s actually possible than a walk-through ever could. And if they don’t exist? It’s not a dealbreaker, but something to factor into your timeline and budget. 

Call the City Before You Close

This is the step most people skip… and end up regretting.

If you have any intention of building an addition, changing the layout, or even adding a suite, you need to check:

• What’s allowed under the zoning

• Setback & Site Coverage and how they affect the usable building area

• Whether you’d need a variance, rezoning, or other permits

• What your floor area ratio (FAR) is and how much of it is already used

This might sound overwhelming, but it’s as simple as calling your city or checking their online planning portal. Some municipalities even have interactive maps (GIS) that let you input the address and see some of these things.

Have a Pro Walk It With You

Before you put in an offer (or during conditions), pay a general contractor and/or architectural designer for a walkthrough — someone who can see the whole picture.

They’ll help you understand:

• What changes are realistic

• Where structural issues may come up

• If your timeline and budget are even close

And if you’re considering something more complex, you might need to bring in a structural engineer. They don’t need to do a full report — even a quick consult can flag major issues or give you peace of mind.

This is especially important if you're planning to:

• Remove or move walls

• Dig out a basement

• Add a second storey

• Expand the footprint

Dream Freely, Plan Wisely

You’re allowed to want what you want: The dream ensuite, the open kitchen, the addition that turns this into your forever home.

Just give that dream some structure.

Do the boring part first (I promise, it pays off later). And surround yourself with people who will tell you the truth about what’s possible, not just what you want to hear.

P.S. Once you get the keys and make it official, don’t forget to download our New Homeowner Survival Kit. It’s everything you didn’t know you’d need for those first 90 days.