u/No-Web4981

Sorry if this is a very beginner question.

I’m planning to buy my first house around October 2027, looking mainly in the NS (HRM, Truro, or Greenwood areas).

For those who have gone through the process, where should I start?

• Should I get a mortgage pre-approval first?
• How do I find a good mortgage broker/realtor?
• How do I realistically analyze the total cost of owning a home (mortgage, property tax, insurance, maintenance, etc.)?
• When is an appraisal needed?
• Any other things a first-time buyer should know or prepare for?

I’d really appreciate any advice on what I should be doing now vs. closer to 2027.

Thanks!

Sorry if this is a very beginner question.

I’m planning to buy my first house around October 2027, looking mainly in the NS (HRM, Truro, or Greenwood areas).

For those who have gone through the process, where should I start?

• Should I get a mortgage pre-approval first?
• How do I find a good mortgage broker/realtor?
• How do I realistically analyze the total cost of owning a home (mortgage, property tax, insurance, maintenance, etc.)?
• When is an appraisal needed?
• Any other things a first-time buyer should know or prepare for?

I’d really appreciate any advice on what I should be doing now vs. closer to 2027.

Thanks!

As the title says, the photo I successfully uploaded during Portal 2 (no brightness or upload issues) was later deemed unacceptable, and I was asked to submit a new one.

Timeline for clarity:

May 26 – Portal 2: Submitted all information and photo

June 2 – eCOPR issued

July 13 – PR Card application showed Final Decision

July 23 – Received email requesting a new photo; uploaded a replacement the same day

July 27 – Status updated to approved/card mailed

I was surprised because the original photo had been accepted in the portal and my eCOPR had already been issued. It was only about 58 days later that IRCC requested a replacement.

Just a heads-up for anyone in the process: make sure your photo strictly meets all the specifications, even if the portal accepts it initially. It could save you a delay later.

Final decision

July 13, 2026 – Your application is in progress. We will send you a message once the final decision has been made.

Does this mean my PR card is likely on the way?

On the PR Confirmation Portal, my photo still shows "In Review", which is what's confusing me. Has anyone experienced this where GCKey shows a "Final decision" section but the portal still says the photo is under review? How long did it take to receive your PR card after seeing this?

Thanks in advance!