Decide what the offer must include
Write down the items and terms you want included.
- Discuss inspection, financing and other review needs with your representative.
- Confirm proposed completion and possession dates.
More on decide what the offer must include
Ask who will review each unresolved question about the property.
Read the agreement before signing
The written agreement needs your attention, even after a verbal discussion.
- Ask your representative or lawyer to explain unclear terms.
- Add deadlines and the person responsible to your calendar.
More on read the agreement before signing
Read the complete revised agreement if the seller makes a counteroffer.
The basics
How an offer works in BC
An offer is usually written on a standard Contract of Purchase and Sale. Your realtor goes through it line by line with you. Once you and the seller both sign, it is legally binding, even if it still has conditions. Either side can go to court to make the other perform.
Conditions are called subject clauses. A subject clause, or condition precedent, says something must happen before the sale goes ahead, such as financing or an inspection. You must make every reasonable effort to satisfy it. BC’s real estate regulator stresses that subjects are not escape clauses.
Why it matters
Why the details decide the deal
The seller can accept, reject, ignore or counter your offer. If the seller changes anything, your offer is rejected and a new counter-offer is on the table. You cannot later accept your own original. Every date, inclusion and condition matters as much as the price.
In a busy market, sellers may receive several offers at once. BC’s real estate regulator notes a seller does not have to go back to each buyer, and may simply pick the best offer. So your first offer may be your only chance. Write it as if there will be no second round.
How it works
Writing an offer, one piece at a time
Set your price and walk-away point
Decide your top price before you write. In a competitive market, BC’s real estate regulator suggests budgeting for closing costs and contingencies as well.
Choose your subjects
Common ones include financing, inspection, review of strata documents and a property disclosure statement. Word them precisely; ask for help.
Set realistic dates
Pick subject removal, completion and possession dates you can meet. Leave time for your lender, inspector and lawyer or notary.
List inclusions
Name appliances, window coverings or other items you expect to stay. Anything not written down may leave with the seller.
Set a response deadline
Your offer states when the seller must reply. If it passes with no answer, the offer is treated as rejected.
Read every counter in full
Before you sign a counter-offer, reread the whole document, not just the changed line.
Avoid these
Offer mistakes to avoid
Going subject-free without advice
Skipping financing or inspection can make an offer stand out, but BC’s real estate regulator warns the risks may outweigh the benefits. Get legal advice first.
Vague subject wording
A loose clause can be read in ways you did not intend. It is your responsibility to make sure it says what you mean.
Ignoring a time clause
A seller may accept your subject offer but keep marketing. A clause can force you to remove subjects quickly if another offer arrives.
Forgetting the rescission period
For many residential properties, buyers can rescind within three business days, for a fee of 0.25% of the price. Know the cost before relying on it.
Questions to ask
Questions before you sign
Your realtor
- Are other offers expected on this home?
- Which subjects are most important for this property?
- Are the completion and possession dates realistic?
- What is included, and is it written in the contract?
Your lawyer or notary
- Does each subject clause say what I need it to say?
- What obligations do I take on the moment I sign?
- What happens if I cannot remove a subject?
FAQ
Common questions
Is an offer with subjects legally binding?
Yes. BC’s real estate regulator says a contract is binding once both parties sign, even with subjects. You must try in good faith to satisfy each one.
Will the seller tell me about other offers?
Sellers do not have to disclose competing offers. They cannot lie, though. They can answer truthfully or decline to say.
Can I back out after my offer is accepted?
For many residential properties, a three-business-day rescission period applies, with a fee of 0.25% of the price. Weekends and holidays are not counted.
What happens if the seller counters?
A counter-offer replaces your offer. You can accept it, reject it or counter again until you agree or walk away.
What subjects can I include?
As many as you can negotiate. BC’s real estate regulator lists examples like a property disclosure statement and review of strata documents. Fewer subjects may make an offer more appealing.
A practical example
Use a decision sheet before signing
Make three columns: terms you are comfortable with, questions still open, and information needed from someone else.
- Put price and dates on the same sheet as inspection, financing and document-review needs.
- Review it with your representative before responding.
If a deadline changes, update the responsibilities as well as the date so that an important task does not get lost.
A detail to keep in mind
An attractive price does not make an unresolved term unimportant. Review the whole agreement.
Official information
Start with these resources, then confirm the details for your property and circumstances.
BC’s real estate regulator consumer resourcesBC Financial Services Authority: Offers to sellersBC Financial Services Authority: Home Buyer Rescission PeriodBC Financial Services Authority: Navigating a competitive marketBC Financial Services Authority: Consumer guide to property inspectionsReference review: October 6, 2026