Have you ever walked into a home that checked all the big boxes—location, layout, price—but felt a little… dated? Maybe the kitchen was stuck in the early 2000s, or the bathroom had seen better days.
For many buyers, the thought of tackling renovations right after closing feels overwhelming—both financially and logistically.
Here’s the good news: you don’t have to drain your savings to buy and renovate your dream home.
Enter the Purchase Plus Improvements Program, a mortgage option that allows you to include renovation costs in your financing. With this strategy, you can transform a fixer-upper into a space you love—all while leveraging your mortgage instead of juggling high-interest credit cards or personal loans.
And with the right professional by your side, the process doesn’t have to feel complicated or intimidating.
Why Having the Right Agent + Designer Changes Everything
Buying a fixer-upper takes a little more planning than a move-in-ready home. You need someone who can:
✔ Spot a good investment—not just a pretty home.
✔ Understand resale value so you don’t over-renovate or make updates that won’t add equity.
✔ Navigate financing requirements and timelines so there are no surprises.
✔ Help you visualize what’s possible beyond what you see on showing day.
✔ Guide the design process so your upgrades are timeless, functional, and intentional.
That’s where my dual expertise as a licensed REALTOR® and interior designer comes in. I’m not just helping you buy a property—I’m helping you unlock its full potential for both your lifestyle and its long-term value.
How the Purchase Plus Improvements Program Really Works
Let’s break it down step by step.
Step 1: Find the Right Home
We’ll start by searching for properties with great bones in neighbourhoods you love. These are often homes that other buyers overlook because they need updates, which means less competition and more opportunity.
Instead of fighting through outrageous bidding wars for a fully updated home, you can secure one at a lower price—and customize it to your exact taste.
Step 2: Get Contractor Quotes Before You Buy
Before finalizing your offer, you’ll need written quotes for the renovations you plan to complete. This is because the lender needs to know exactly how much the work will cost and what the “as-improved” value of the home will be.
Here’s where I help in a big way:
I connect you with trusted contractors for fast, accurate quotes.
I help you prioritize updates that will have the highest impact and value.
I create a clear vision for the home so you know exactly what you’re stepping into.
Step 3: Finance the Renovations With Your Mortgage
Once you have quotes, your mortgage broker or lender will include the renovation amount in your mortgage approval.
For example:
You’re buying a home for $350,000.
You’re planning $30,000 in renovations.
Your mortgage is based on $380,000 (purchase price + improvements).
But here’s the important part that many buyers don’t realize:
You must still pay for the renovations upfront out of pocket.
The lender holds the renovation funds “in trust” until the work is complete.
After the renovations are finished and verified, your lawyer releases the funds to reimburse you.
So while the Purchase Plus Improvements Program helps you avoid carrying long-term high-interest debt, you do need access to some short-term funds (like savings, a line of credit, or a credit card) to cover the work initially.
Step 4: Close the Deal & Complete the Work
After closing, you move forward with the approved renovations. Most lenders give you 90 to 120 days to finish the work.
Once the renovations are done, you’ll submit proof (paid invoices or an inspection/appraisal) to confirm everything matches the original quotes. Then the lender instructs your lawyer to release the improvement funds, reimbursing you for the costs.
I’ll help keep this step organized by:
✔ Coordinating timelines with your contractor
✔ Ensuring updates stay within budget and align with the lender-approved quotes
✔ Helping you choose finishes and materials that add both personal style and market value
Step 5: Enjoy Your Updated Home—AND Added Equity
By the end of the process, you’re left with:
A home that truly reflects your style
Renovations financed at mortgage rates (far cheaper than personal loans or credit cards)
Added instant equity, since the improvements often increase the home’s market value beyond the total purchase + renovation cost
What Types of Renovations Qualify?
Most cosmetic and functional updates are eligible, such as:
Kitchen or bathroom upgrades
Flooring, paint, or lighting
Basement finishing
Energy-efficient improvements
Windows, doors, or other essential updates
Luxury items like pools or hot tubs usually don’t qualify, but almost anything that improves the property’s livability and value will.
Why This Program is a Game-Changer
✅ Access homes with potential
You’ll find hidden gems in great neighbourhoods with little to no bidding wars.
✅ Finance renovations the smart way
While you need to front the cost short term, you’re reimbursed through your mortgage—saving you from long-term high-interest debt.
✅ Add value immediately
Strategic upgrades can create instant equity and improve resale value.
✅ Create a space you truly love
No settling for “close enough.” You choose the finishes, colours, and layouts that fit your lifestyle.
Full-Service Guidance From Start to Finish
The truth is, navigating this process alone can feel overwhelming. That’s why working with someone who understands every layer of the journey is key.
As your REALTOR®, I:
Find properties that make sense financially and have strong resale value
Negotiate the best possible price and terms
Guide you through financing and lender requirements
And as your Design Professional, I:
Help you visualize the home’s true potential
Create a design plan that enhances both style and value
Coordinate renovation priorities and finishes for a smooth, stress-free experience
From searching → buying → renovating, I’m with you every step of the way!
Thinking About Buying a Fixer-Upper? Let’s Talk.
The Purchase Plus Improvements Program is an incredible way to unlock hidden potential in the market, but success comes down to strategy, timing, and having the right team in place.
If you’re curious about how this program could work for you, let’s connect. I’ll walk you through the process, help you find a property with potential, and ensure your investment becomes the home you’ve always wanted—without draining your savings.
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