When buying with Dwelly, we offer you the biggest refund you will find for a quality service. We reduce our commission fees and contribute 1% to you. That’s right you'll get a commission rebate cheque in the mail after closing, saving you an average of $9,850. 

That’s thousands of dollars right back in your pocket which can be used towards furnishing your home, repairs, or recovering your closing costs!

The rebate cheque is sent out via mail usually 1-2 weeks after taking possession of your new home. 

<a href="https://help.dwelly.ca/en/articles/3345399-dwelly-commission-rebate-terms-and-conditions" target="_blank" class="intercom-content-link">Terms &amp; Conditions Apply. </a>

The Dwelly Home Buyer Rebate

At Dwelly, your satisfaction as a home buyer is our ultimate goal and we do not take that lightly. We've streamlined the home buying process to make it as smooth as possible and for that reason we're able to give back half our buyer agents commission. Here is how buying with Dwelly is different:



<h2 id="a-data-driven--beautiful-shopping-experience">A data-driven &amp; beautiful shopping experience</h2>
We like to think of buying a home as the most important online shopping experience. Every part of the <a href="https://dwelly.ca/" target="_blank" class="intercom-content-link">Dwelly platform</a> was made with you, the buyer, in mind. Not only is the platform super mobile friendly, but you can also filter by basically anything, including all the specs you want in a home. With an intuitive map that boasts a wealth of information regarding schools, local grocery stores, and restaurants, you can get a ton of context about neighbourhoods instantly. 

We provide as many data points as possible, such as current market trends, so that every decision is an informed one. You can also <a href="https://dwelly.ca/sold/ON/Toronto/Downtown" target="_blank" class="intercom-content-link">discover sold prices</a> of homes in the area to help you further understand the market and its valuations. You can s<a href="https://dwelly.ca/listing-alerts" target="_blank" class="intercom-content-link">et up hourly or daily listing alerts</a> so that you are notified once a property that fits your needs appears on the market. 



<h2 id="dwellys-home-buyer-rebate-the-biggest-anywhere">
<a href="http://help.dwelly.ca/en/articles/3345399-dwelly-commission-rebate-terms-and-conditions" target="_blank" class="intercom-content-link">Dwelly's home buyer rebate</a>, the biggest anywhere</h2>
When buying with Dwelly, we offer you the biggest refund paired with the best quality of service you will find. A typical real estate agent representing the buyer receives a commission of 2.5% of the purchase price. Since you had a significant role in your home buying process, we reduce our commission fees and contribute 1% of the price of the home to you. That’s right you'll get a commission rebate cheque in the mail after closing, saving you an average of $9,850. That’s thousands of dollars right back in your pocket which can be used towards furnishing your home, repairs, or recovering your closing costs!



<h2 id="ask-us-anything-anytime--were-an-open-book">Ask us anything, anytime – we’re an open book</h2>
Dwelly's online chat is available 24/7 - a live customer service representative will be there to answer any questions you might have regarding a property or the buying process. You may even request comparable properties, reports, mortgage calculations, or setup a listing alert all from the chat. We're here to make sure all your questions are answered so you don't miss a detail, no matter how small. There's also a <a href="https://help.dwelly.ca/en/" target="_blank" class="intercom-content-link">Dwelly Help Centre</a> that can help answer any common questions you might have. 



<h2 id="schedule-home-tours-instantly">Schedule home tours instantly</h2>
Book free private tours that fit your schedule. Our agents will unlock the door for you and let you explore on your own, pressure-free. Dwelly agents won’t push you into an offer - when you decide to move forward you can simply start the offer online yourself. We can advise on certain terms that should be included in an agreement, but, ultimately, you make the decision of what goes into your offer. During your home shopping journey we promise to give you honest advice backed up by market stats and professional opinions.

<h2 id="start-offers-online-on-your-terms">Start offers online, on your terms</h2>
Don't miss out on submitting an offer just because it's late on a Sunday night. Create an offer in minutes; it's as simple as filling out an online form. We’ll review it, make sure it’s perfect and pair you with a top-rated agent who knows your market. You'll receive the offer via email for electronic signing. Once the offer is signed we submit it to the other party.



<h2 id="were-there-till-the-end">We're there till the end</h2>
Your assigned agent will focus on getting your offer accepted and supporting you through close. We'll keep you updated throughout the whole process, and anytime we hear back you will be the first to know. Even after a successful offer, whether it’s scheduling inspections, negotiating repairs and credits, or sorting out unexpected issues, we’re here for you beyond the paperwork.



Refunds vary by sale price, market and are subject to a minimum commission. Learn more at our <a href="http://help.dwelly.ca/en/articles/3345399-dwelly-commission-rebate-terms-and-conditions" target="_blank" class="intercom-content-link">Refund Terms &amp; Conditions</a>. Avg. refund based on average sale price in the Greater Toronto Area.

How to schedule tours, submit offers, and save thousands when buying a property with Dwelly.

Buying with Dwelly - How It Works

Everything you need to know when purchasing a property with us. 

Buying with Dwelly

Yes. We assign you a dedicated buying agent when you’re ready to make an offer. If you're already working with an agent but want to use our service and receive our 50% commission refund, you'll need to end your existing agent relationship to avoid potential conflicts.

Do you replace my agent?

When a Dwelly buyer is ready to make an offer, we pair them with an experienced Offer Agent (aka Buying Agent) to take over the process. The Offer Agent will ensure that the transaction is completed smoothly, delivering expertise and guidance every step of the way.

Offer Agents do not do showings so they are laser-focused on negotiating on your behalf and getting your offer accepted.

What's an Offer Agent?

Showing Agents are licensed Realtors® who assist our clients with home tours, attending home inspections, and handling other local activities. 

They serve as our in-person representatives, delivering best-in-class customer service.

What's a Showing Agent?

We're proud to partner with some of the most experienced, well-reviewed, and dedicated mortgage lenders in Ontario to help Dwelly buyers get closer to their home goals. You're welcome to use your own lender, but if you need a recommendation, we're happy to help.

Can you help me find a lender?

We’ve got a team of homebuying experts &amp; real estate agents on hand to help answer any questions you may have about homebuying, a specific property, or getting pre-approved. Just <a href="mailto:hello@dwelly.ca" target="_blank" class="intercom-content-link">email us</a> or call 647-797-1133 between 9am and 9pm EST, any day of the week.

What if I need advice?

Nope. Our software &amp; support are always free. We’ll never lock you into an exclusive agreement.

Am I obligated to work with you if I use your site?

Yes. Dwelly provides all the services traditional agents do and more. Plus, when you work with Dwelly, you'll get access to all of our home search tools and save <a href="https://help.dwelly.ca/en/articles/3345399-dwelly-commission-rebate-terms-and-conditions" target="_blank" class="intercom-content-link">1% of the price of the home, which is provided as cash-back when you buy with us.</a> That's over $10,000 in savings for an average home in the Greater Toronto Area (GTA).

Do you replace agents?

FAQs

As long as you’re buying in an area we serve, we can help you purchase any for-sale home you’re interested in, regardless of where you found it. Start your offer <a href="https://dwelly.typeform.com/to/IoO0Ey" target="_blank" class="intercom-content-link">here</a>.

Can I buy a home with you that I didn’t find on your site?

We get listings directly from local Multiple Listings Services (MLS), the same places that sites like <a href="http://Realtor.ca" target="_blank" class="intercom-content-link">Realtor.c</a>a use. Aside from offering the biggest refund anywhere, what sets us apart is that we publish listings the minute they hit the market, give you access to detailed property information, and let you make offers online.

Where do you get your listings? Is it the same as other sites?

Home Search

Title is a legal term that means you have legal ownership of the property, and is obtained when the owner signs the deed (transfer document) over to the new purchaser. Title is then registered in the government’s land registration system.
At <a href="https://help.dwelly.ca/en/articles/3475454-what-is-the-completion-date" target="_blank" class="intercom-content-link">Closing</a>, Title will be transferred into the name of the purchaser(s) on the Agreement of Purchase and Sale.

What is taking title?

The home inspection condition gives the purchaser an opportunity to hire a home inspector to ensure there are no major problems with the house. In some cases you might not need a home inspection condition, learn more <a href="https://help.dwelly.ca/en/articles/3475457-do-i-need-a-home-inspection" target="_blank" class="intercom-content-link">here</a>. 
If any issues arise during the home inspection the purchaser may then cancel the purchase, request credits, or request repairs for any issues discovered. 
We recommend 3-5 business days to make your offer competitive, as sellers prefer shorter inspection conditions. 
<h2 id="here-is-an-example-of-a-home-inspection-condition" class="intercom-align-left">Here is an example of a home inspection condition: </h2>
"This Offer is conditional upon the inspection of the subject property by a home inspector at the Buyer's own expense, and the obtaining of a report satisfactory to the Buyer in the Buyer's sole and absolute discretion. Unless the Buyer gives notice in writing delivered to the Seller not later than FIVE (5) banking days following acceptance of this offer that this condition is fulfilled, this Offer shall be null and void and the deposit shall be returned to the Buyer in full without deduction."

Home Inspection Condition

A mortgage condition is a <a href="https://help.dwelly.ca/en/articles/3470132-conditional-clauses" target="_blank" class="intercom-content-link">conditional clause</a> that allows a buyer to cancel the purchase agreement during the conditional period if they are unable to get approved for a loan, or if the terms of the loan are unsatisfactory to the buyer. We recommend 3-5 business days for a mortgage condition but you should discuss with your lender before reducing or removing the mortgage condition. If you have obtained a <a href="http://help.dwelly.ca/en/articles/3488055-what-is-a-mortgage-pre-approval" target="_blank" class="intercom-content-link">mortgage pre-approval</a>, you may be able to submit an offer without this condition. ​
<h2 id="heres-an-example-of-a-mortgage-condition" class="intercom-align-left">Here's an example of a mortgage condition: </h2>
"This Offer is conditional upon the Buyer arranging, at the Buyer's own expense, a new first Charge/Mortgage satisfactory to the Buyer in the Buyer's sole and absolute discretion. Unless the Buyer gives notice in writing delivered to the Seller not later than 6:00PM p.m. on October 21, 2019, that this condition is fulfilled, this Offer shall be null and void and the deposit shall be returned to the Buyer in full without deduction."

Mortgage Condition

A status certificate condition is a standard clause included in an offer to purchase a condominium unit, which can be used to cancel or renegotiate a deal if concerns arise from the <a href="https://help.dwelly.ca/en/articles/3488048-what-is-a-status-certificate" target="_blank" class="intercom-content-link">status certificate</a>. If the status certificate is not available before submitting an offer, be sure to make the offer conditionally on the review of the certificate. We recommend 3-5 business days from reception of the status certificate for the condition. 
<h2 id="here-is-an-example-of-status-certificate-condition" class="intercom-align-left">Here is an example of status certificate condition: </h2>
"This offer is conditional upon the Buyer and the Buyer's lawyer reviewing the Status Certificate and Attachments and finding the Status Certificate and Attachments satisfactory in the Buyer's and the Buyer's lawyer's sole and absolute discretion. The Seller agrees to request at the Seller's expense, the Status Certificate and Attachments within 5 days after acceptance of this Offer. Unless the buyer gives notice in writing to the Seller personally or in accordance with any other provisions for the delivery of notice in this Agreement of Purchase and Sale or any Schedule thereto not later than 5 p.m. on the fifth day (excluding Saturdays, Sundays and Statutory Holidays) following receipt by the buyer of the Status Certificate and Attachments, that this condition is fulfilled, this Offer shall be null and void and the deposit shall be returned to the Buyer in full without deduction. This condition is included for the benefit of the Buyer and may be waived at the Buyer's sole option by notice in writing to the Seller as aforesaid within the time period stated herein."

Status Certificate Condition

A pre-approval is when a potential mortgage lender looks at your finances to find out the maximum amount they will lend you and what interest rate they will charge you. 
With a pre-approval, you can:
<ul>
<li>
Know the maximum amount of a mortgage you could qualify for
</li>
<li>
Lock in an interest rate for 60 to 120 days, depending on the lender
</li>
<li>
Estimate your monthly mortgage payments
</li>
<li>
Understand the terms &amp; conditions for the mortgage 
</li>
</ul>

What is a Mortgage Pre-Approval?

A status certificate is a set of documents that provide details regarding the financial and legal circumstances of both the condominium building and the particular condominium unit you are interested in purchasing. 

The status certificate would indicate if the current unit owner is in default of paying the monthly common expenses if an increase in the common expenses has been declared by the condominium board, and the amount in the reserve fund for the corporation. 

Any additional legal issues that may affect the condominium will also be included in the status certificate. For example, the certificate should state whether there are any judgments against the corporation and if the condominium corporation is a party to any litigation already underway. If legal action has not been commenced, the status certificate may be silent on this matter.

Always make sure to have the status certificate of any condominium you are interested in purchasing reviewed by a lawyer. If the status certificate is not available before submitting an offer, be sure to make the offer <a href="http://help.dwelly.ca/en/articles/3470132-conditional-clauses" target="_blank" class="intercom-content-link">conditionally</a> on the review of the certificate.

What is a Status Certificate?

If you are looking to purchase a house, such as a semi-detach, townhouse, or a detached home. Then it is highly recommended that you have a professional home inspection completed to make sure that are no major issues with the home. 
However, for condominium apartments a homes inspection is usually not necessary - especially if the building is relatively new. That is because most of the building systems (electrical, plumbing, roofing, etc.) are common elements, meaning they are jointly owned with the other condominium owners and are covered by the condominium corporation. These items are NOT inspected during a condominium inspection. Any issues, maintenance or renovation plans for the common elements are outlined in the unit's <a href="https://help.dwelly.ca/en/articles/3488048-what-is-a-status-certificate" target="_blank" class="intercom-content-link">Status Certificate</a>. 
In some instances, the sellers might already have an inspection report on hand. While this may allow you to save the cost of the homes inspection (around $300-500) and time, you should always make sure that the home inspection is less than 30 days old and was completed by a certified home inspector.

Here is when you might or might not need a home inspection.

Do I need a home inspection?

The Irrevocable clause on the Agreement of Purchase and Sale states a date and time up to which time the offer is irrevocable. Before the time on the specified date, the party offering cannot revoke their offer. The Irrevocable clause states that when the time and the date passes the offer becomes null and void.
Simply put, it is when your offer expires and you may not take back you offer before that time.

What is an irrevocable date?

The completion date (also known as closing day or possession day) is the date the transaction is complete and <a href="http://help.dwelly.ca/en/articles/3631084-what-is-taking-title" target="_blank" class="intercom-content-link">Title</a> (legal ownership) is transferred from the seller to the buyer. Funds are transferred that day. This is the date you receive the keys to your new home.

What is the completion date / closing day?

Offer night in real estate is the evening which all interested buyers come forward and submit their best offers to the sellers (and their representative) potentially leading to what is known as a bidding war.
The offer night tactic, which usually involves listing a home for sale at a price point below market value to attract more potential buyers. Then have them bring in their best offers on the same day, bidding against one another until the best offer gets the prize - the home. 
If you really want to make sure your offer stands out amongst the array of other offers, please read our full article <a href="https://dwelly.ca/blog/what-is-offer-night/" target="_blank" class="intercom-content-link">here</a>. ​

If you've been home hunting in the greater Toronto area you might have come across the term “Offer Night”.

What is Offer Night?

When submitting an offer to purchase a home there are a number of conditional clauses, also known as contingency clauses, that you usually would include in the Schedule A of your offer. These are contract provisions that requires a specific event or action to take place in order for the contract to be considered valid. The conditions added are for your benefit, they usually allow you to confirm some information or conduct an inspection before the offer is firm. If something regarding the condition is not satisfactory  (e.g. problems arose during the home inspection) you can back out and get back your deposit. By not having any conditions you could be placing yourself at a greater risk.   Examples of Common Conditional Clauses:
<ul>
<li>
Arranging financing or a Mortgage,
</li>
<li>
Inspection of the property,
</li>
<li>
Review of the Status Certificate (if a condominium), or 
</li>
<li>
Lawyer's Approval 
</li>
</ul>Here's an example of a mortgage condition: 
"This Offer is conditional upon the Buyer arranging, at the Buyer's own expense, a new first Charge/Mortgage satisfactory to the Buyer in the Buyer's sole and absolute discretion. Unless the Buyer gives notice in writing delivered to the Seller not later than 6:00PM p.m. on October 21, 2019, that this condition is fulfilled, this Offer shall be null and void and the deposit shall be returned to the Buyer in full without deduction."

Here are the most common conditions that are included in an offer when purchasing a property.

Conditional Clauses

Submitting An Offer

Dwelly Realty Inc.’s (“Dwelly”) Home Buyer Commission Rebate (“Rebate”) provides a nominal refund that is provided after closing. The Rebate calculations displayed on Dwelly’s website and other platforms are estimated based on the standard default buyer’s agent commission of 2.5%. The estimates are not a guarantee or an offer from Dwelly or any of its agents to provide a refund or savings on a specific property.
Dwelly agrees to provide 1% of the buyer’s agent commission to be applied after closing. The Rebate is subject to a minimum net commission of $6,000 to Dwelly after taking into account the Rebate. 

In order to be eligible for the Rebate, (a) the buyer must have made requests to view properties, submitted offers to buy properties, and otherwise interacted with buyer’s agent in respect of such properties via Dwelly’s online platform located at <a href="http://www.Dwelly.ca" target="_blank" class="intercom-content-link">www.Dwelly.ca</a>; and (b) the buyer and applicable salesperson must have duly executed a Dwelly Home Buyer Commission Rebate Agreement in respect of the subject property. 

Any MLS or Listing Broker fees or charges passed on to Dwelly as the buyer’s broker will be deducted from the buyer’s agent’s gross commission before calculating the Rebate. Commissions may change during the closing process and will be finalized only at closing. The amount of which may vary, as adjustments may be made by Dwelly at any time to reflect changes in costs or due to marketplace conditions. The Rebate is not a guarantee or an offer from any party to provide savings on a specific property. The amount of the Rebate is not guaranteed. The actual amount received may be limited, prohibited, or reduced pursuant to the agreement of purchase and sale, lender restrictions, the Municipal Act, the City of Toronto Act, the Real Estate and Business Brokers Act, the Condominium Act, or any other applicable provincial or federal laws and the regulations thereunder. The Rebate is not intended to solicit parties under the exclusive contract with another brokerage.

Dwelly is not responsible for the tax implications to buyer upon receiving the Rebate. The buyer is therefore responsible for any HST, income or other tax implications that may arise from the Rebate. Should the purchase and sale of the property fail to close, all funds would be returned. If the Rebate funds are provided prior to closing, the funds must be returned by the buyer if the property does not close. The buyer’s agent commission is subject to change during the process of closing due to modifications in the terms of sale and the buyer assumes the risk of any material changes regarding the name.

Unless subject to any of the aforementioned limitations or otherwise specified by the buyer or lender, the Rebate will be paid to buyer by way of cheque issued by Dwelly in the amount of the Rebate, mailed within sixty (60) days of closing (provided that all applicable commissions have been received by Dwelly, and provided that the foregoing period may be extended by Dwelly in its sole discretion by reason of matters outside of Dwelly’s reasonable control). The Rebate will only be issued to the person and/or entity listed as buyer on the applicable agreement of purchase and sale.

Dwelly reserves the right to make changes to the Rebate calculations at any time while honoring all agreements commenced prior to any change. Posting revisions of these Terms and Conditions to Dwelly’s website serves as proper and complete notice to buyers of changes to these Terms and Conditions.

Advice and answers from the Dwelly Team

FAQs

Home Search

Submitting An Offer

The Dwelly Buyer Rebate