Nickey Calford, First-Time Home Buyer Realtor in London, Ontario
Not sure if your FHSA or RRSP can go toward your down payment?
You're not the only one asking. I'll show you where London first-time buyers are actually getting their down payment, free and with no pressure.
Book a Free ConsultationWhat you'll learnYour First-Time Home Buyer Realtor in London, Ontario
Most people who are buying their first home have already asked ChatGPT what the process looks like. They've read the articles. They have a rough idea. What they don't have is someone who can tell them what's actually happening on a specific street in London right now — what that foundation crack will cost, whether this offer price is real or anchored to nothing, and whether this market window makes sense for their life. That's the gap I fill.
I've personally flipped over 30 properties and closed more than 300 deals for clients. First-time buyers get every bit of that experience.
I'm the author of Your First Home Will Change Your Life, and helping first-time buyers in London and Southwestern Ontario is the main focus of my business.
— Nickey Calford, Team Lead & Real Estate Broker
The Buying Process, Step by Step
From pre-approval to keys — here's what actually happens and what I'm doing for you at each stage.
Step 01
Get Pre-Approved
Before you fall in love with a listing, know what you can actually afford — not just what a lender says you qualify for. A pre-approval letter also tells sellers you're serious when it's time to make an offer.
Step 02
Define Your Must-Haves
We build a search around your real priorities — bedrooms, commute, neighbourhood, budget ceiling — so you're not wasting weekends on homes that will never work. This conversation saves a lot of time.
Step 03
Tour With a Critical Eye
I walk every showing looking for what doesn't appear in photos — foundation issues, water staining, outdated electrical, or mechanicals that are one winter from failing. You fall in love with the kitchen. I look at the joists.
Step 04
Make a Strategic Offer
Price is one lever. Terms, conditions, and closing date are the others — and in London's current market, using all of them is how you win without overpaying. I'll walk you through exactly what I'm recommending and why.
Step 05
Conditions & Due Diligence
A home inspection condition is not optional for most first-time buyers. I'll explain which conditions to include, what the inspection is actually checking for, and when it's safe to remove them.
Step 06
Closing Day & Your Keys
Your lawyer handles the title transfer; I stay with you through the whole closing process — answering questions, tracking deadlines, and making sure nothing slips through. Then we hand you the keys.
Money Available to First-Time Buyers in Ontario
Most first-time buyers leave significant money on the table because they didn't know these programs existed or didn't act early enough.
Ontario Land Transfer Tax Rebate
Every home purchase in Ontario triggers a Land Transfer Tax. On a $600,000 home, that's roughly $8,475. As a first-time buyer, you get a rebate of up to $4,000 — the full tax amount on homes priced up to approximately $368,000, and a partial rebate above that.
London has no additional municipal land transfer tax (unlike Toronto, where first-time buyers pay both). That's money staying in your pocket.
To qualify: To qualify: you must be a Canadian citizen or permanent resident, be 18+, never have owned an eligible home anywhere in the world, and move in within 9 months of closing.
First Home Savings Account (FHSA)
The FHSA launched in 2023 and is one of the best savings tools the federal government has ever created for first-time buyers. You contribute up to $8,000 per year (lifetime max $40,000), deduct it from your income like an RRSP, and withdraw it completely tax-free to buy your first home — like a TFSA.
If you haven't opened one yet, open one today even if you're years from buying. The contribution room starts accumulating the year you open the account.
To qualify: You must be a first-time buyer (no owner-occupied home in the current year or the previous four calendar years) and a Canadian resident age 18–71.
RRSP Home Buyers' Plan (HBP)
If you have RRSP savings, you can withdraw up to $60,000 ($120,000 per couple) completely tax-free to buy your first home. You have 15 years to repay it back into your RRSP — roughly $4,000/year on the max withdrawal.
The RRSP HBP and FHSA can be stacked. A couple using both can access up to $200,000 in tax-advantaged funds for their down payment ($80,000 FHSA + $120,000 RRSP HBP).
To qualify: Funds must have been in your RRSP for at least 90 days before withdrawal. Repayment begins the second year after your withdrawal year.
Tax rules change. Confirm eligibility details with a mortgage professional or accountant before relying on any of the above for your purchase.
What I Personally Do for First-Time Buyers
My job isn't to show you listings — you can find those yourself. My job is to protect you during the parts of the process that actually cost or save money, and to make sure you never walk into a deal you don't fully understand.
- Walk every showing as a renovator — 30+ personal flips means I catch structural and mechanical issues before you write an offer
- Run a pre-offer comparative analysis so you know what the property is actually worth, not just what it's listed at
- Explain every clause in the offer before you sign — no surprises at closing
- Negotiate price, terms, and conditions using all the levers, not just the number
- Stay with you through the full closing process — inspection, lawyer review, final walkthrough
- Give you an honest read on London's market right now and whether your timeline makes sense
300+
Total deals closed for clients
30+
Personal property flips
$0
Fee to first-time buyer clients — seller pays
London ON
Local market focus — not a generalist
Available Free
Your First Home Will Change Your Life
Published by GuidepressEverything a first-time buyer in Ontario needs to know — written by Nickey Calford from 300+ deals and 30+ personal flips. Pre-approval, down payment strategy, offer tactics, what to watch for on a showing, and how to get through closing without expensive surprises.
Get the Book Get the book on AmazonFirst-Time Buyer Articles
Market context, program breakdowns, and buying strategy — written for London buyers, not for clicks.
Buying Your First Home in London, Ontario? Read This First.
A practical, no-fluff overview of the full buying process in London — from pre-approval to closing day — written for buyers who want to understand what's actually happening at each step.
Read articleGST Relief for First‑Time Home Buyers: What You Need to Know
The federal government removed GST on newly built homes for first-time buyers under a certain threshold. Here's exactly who qualifies and how much you save.
Read article6 Tax Breaks Every Canadian Homebuyer Should Know in 2025
Beyond the LTT rebate and FHSA — a full rundown of the federal and provincial credits, rebates, and plans available to first-time buyers in Canada right now.
Read articleOntario's HST Rebate Is Working — But What Does It Mean for London Homebuyers?
New construction rebates are designed to stimulate supply. How that plays out for first-time buyers shopping new builds in London right now.
Read articleHome Prices Are Down 20% — Why Affordability Still Feels Out of Reach
Prices have dropped significantly since the 2022 peak. So why does buying still feel harder than ever? An honest breakdown of what's actually driving affordability.
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What Our Clients Say
Real stories from satisfied clients who found their perfect homes with Calford & Co.
Tiffany W.
London, Ontario
"Mark stuck with us as we went through years of set backs to try and buy our first home. With his help, we were finally able to make our dream become a reality! We're all settled into our new home and we could not be happier. As first time home buyers, Mark and his team were very thorough in making sure we understood the process and weren't blindsided by any surprise expenses."
Mikhil G.
London, Ontario
"We worked with Nickey both when buying and selling our home, and overall, it was a very positive experience. During our search, she was patient and understanding as we explored various options to find the right fit for our family. She provided useful recommendations for neighbourhoods, properties, and connected us with the right professionals like mortgage agents and lawyers."
Leslie N.
London, Ontario
"I can't say enough positive things about my experience with Calford & Co. From our very first meeting, I felt like I was in the best possible hands. Everything was explained to me in a clear, honest, and professional way. The whole team was incredibly responsive to my calls, texts and emails. The personalized service that I received was outstanding."
Joe M.
London, Ontario
"Nickey Calford has been amazing to work with! She helped us with the sale of our home and finding our perfect new home. Nickey goes above and beyond to help her clients. She is so knowledgeable, professional, and responsive. We have recommended her to friends and family and would use her again in a heartbeat!"
Hiba B.
London, Ontario
"Mark Todd was phenomenal to work with! He's the best realtor in town, highly recommend working with him. Very professional and kind."
Michael B.
London, Ontario
"Mark was very eager to help and always kept our needs in mind. He assisted us with every aspect of our move to London, Ontario. He recommend local trades people when I asked him for advice (since I didn't know any of them)."
Eric L.
London, Ontario
"Nickey and her team were knowledgeable, responsive and helpful throughout the entire process. Buying a home can be a stressful time, especially if it's your first. Nickey was there every step of the way. Not only will we recommend Nickey to our friends and family, but if we ever decide to buy a new home, she will be our first call."
Common Questions from First-Time Buyers
Ready to Talk?
No pressure, no pitch. Just an honest conversation about your situation, your timeline, and whether London's market makes sense for you right now.