Buying a Home in Edmonton? Plan for These 4 Costs
Saving for a down payment is the big one. But when buyers get to the closing table in Edmonton, a few smaller costs can surprise them. The good news is that they're predictable, and Alberta is cheaper here than most of Canada.
Here are the four costs I tell every buyer to plan for, in the order you'll usually pay them.
Key takeaways
- Besides your down payment, budget for a home inspection, lawyer fees, Land Titles registration fees, and moving and setup costs.
- Alberta has no land transfer tax. You pay registration fees at Land Titles instead: $50 plus $5 for every $5,000 of value.
- On a $500,000 home with a $400,000 mortgage, the two Land Titles fees come to about $1,000 in total.
- Ask your lawyer for a written quote that includes disbursements, so there are no surprises on closing day.
1. How much is a home inspection, and do I really need one?
A home inspection is your chance to find out what you're buying before you commit. A certified inspector checks the roof, foundation, furnace, electrical, plumbing and more, then gives you a written report.
In Edmonton, most inspections cost about $450 to $600. Older homes, larger homes and add-ons like a sewer line scope can cost more. For a home built before the 1970s, a sewer scope is worth asking about.
Most buyers make their offer "subject to inspection." That gives you a few days to have the home checked and to walk away or renegotiate if something big turns up. In Alberta, home inspectors must be licensed, so ask for their licence number.
2. What do real estate lawyers do in Alberta, and what do they cost?
In Alberta, a real estate lawyer handles the legal side of your purchase. They review the paperwork, hold and move the money, register the mortgage, and transfer the title into your name at Land Titles.
Legal fees for a typical purchase in Edmonton run about $1,200 to $1,600 plus GST and disbursements. Ask for a quote that lists:
- the lawyer's fee
- GST
- disbursements (searches, couriers, and the Land Titles fees below)
- title insurance, if they recommend it
Book your lawyer early. They need your mortgage instructions and the signed contract well before your possession day.
3. Is there a land transfer tax in Alberta?
No. This surprises a lot of people moving here from B.C. or Ontario. Alberta has no land transfer tax. Instead, you pay two registration fees to Alberta Land Titles, and your lawyer pays them for you on closing:
- Transfer of land fee: $50 plus $5 for every $5,000 of the property's value (or part of $5,000).
- Mortgage registration fee: $50 plus $5 for every $5,000 of the mortgage amount (or part of $5,000).
Example: on a $500,000 home with a $400,000 mortgage:
| Fee | How it's worked out | Cost |
|---|---|---|
| Transfer of land | $50 + ($500,000 ÷ $5,000 × $5) | $550 |
| Mortgage registration | $50 + ($400,000 ÷ $5,000 × $5) | $450 |
| Total Land Titles fees | $1,000 |
These rates have been in place since October 20, 2024. Your lawyer will confirm the exact amount for your purchase.
4. What moving and setup costs should I budget for?
The last cost is everything it takes to actually move in:
- Movers or a truck rental. Book early for summer and month-end dates.
- Utility hookups. Power, natural gas, water, and internet. Some providers charge a connection fee or a deposit.
- Home insurance. Your lender needs proof of it before closing.
- Property tax and utility adjustments. If the seller prepaid property tax for the year, you pay them back for the days you'll own the home. Your lawyer shows this on the statement of adjustments.
- The little things. New locks, window coverings, a lawn mower or snow shovel, and a few trips to the hardware store.
How much should I set aside in total?
Every purchase is different, so ask your lawyer and lender for numbers on your specific home. A simple way to plan is to list the four costs above with your own quotes, then add a cushion for the little things.
Want help running the numbers on a home you like? Try my mortgage calculator or see how I help buyers.
Frequently asked questions
Q: Does Alberta have a land transfer tax?
A: No. Alberta has no land transfer tax. Buyers pay registration fees to Alberta Land Titles instead, which are $50 plus $5 for every $5,000 of value for the transfer, and the same formula on the mortgage amount.
Q: How much are Land Titles fees on a $500,000 home in Edmonton?
A: With a $400,000 mortgage, the transfer fee is about $550 and the mortgage registration fee is about $450, so about $1,000 in total. Your lawyer confirms the exact figure.
Q: Who pays the Land Titles fees, the buyer or the seller?
A: The buyer. Your lawyer pays them to Land Titles on your behalf and includes them in your closing statement.
Q: Do I need a lawyer to buy a house in Alberta?
A: In practice, yes. Lenders require a lawyer to register the mortgage, and a lawyer handles the money and transfers the title into your name.
Q: When do I pay for the home inspection?
A: Usually right after your offer is accepted, during the "subject to inspection" period. You pay the inspector directly, often on the day of the inspection.
Ready to start your Edmonton home search?
I've helped Edmonton buyers and sellers with 100+ homes since 2017. If you're thinking about buying, book a quick call and I'll walk you through the costs for the homes you're looking at.
Brent Deptuck, REALTOR®, Real Broker
RealEstateYEG.ca · 780-965-3338
This article is general information, not legal or financial advice. Confirm costs for your purchase with your lawyer and lender.
Sources
- Bennett Jones, "Open Your Wallets Wider: Increases to Alberta Land Transfer and Mortgage Registration Fees Coming" (October 2024): bennettjones.com
- LawyerInfo, "How much are the land title transfer fees when buying property in Edmonton" (2026): lawyerinfo.ca
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