It is January in Manitoba. The days are short, the windchill is high, and the idea of moving boxes in this weather seems unappealing. Naturally, most people think, “I’ll wait until Spring to start looking for a house.”

But here is the industry secret: The “Spring Market” doesn’t start in April. It begins in February.

By the time the grass is green and the “For Sale” signs are popping up, the savviest buyers are already pre-approved, organized, and ready to pounce. If you wait until you see the house you love to start the process, you might find yourself at the back of a very long line.

If your goal is to be unpacking boxes in a new home by May, your work starts now. Here is your January checklist to become a “Power Buyer” this spring.

1. The “Verified” Pre-Approval (Not an Online Guess)

Clicking a “How much can I afford?” calculator on a website is fun, but it isn’t a pre-approval. In January, we need to do a full document review. We need to verify your income, check your credit, and—most importantly—lock in a rate. Rate holds typically last for 120 days. If you lock in a rate in January, you are protected against potential hikes until May. If rates drop? You get the lower one. It is a win-win insurance policy.

2. The 90-Day Money Rule

This is the number one thing that delays mortgage approvals. Under Canadian Anti-Money Laundering laws, lenders need to see a 90-day history of your down payment funds.

  • The Mistake: Moving money around between accounts, getting cash gifts from parents, or selling crypto the week before you buy.
  • The Fix: Consolidate your down payment funds into one account in January. Let the money “season” there. By the time you buy in March or April, you will have pristine, easy-to-read bank statements that lenders love.

3. Maximize the Tax Season (RRSP & FHSA)

January and February are critical months for tax planning.

  • The FHSA (First Home Savings Account): If you haven’t opened one yet, do it now. Contributions are tax-deductible (like an RRSP) and withdrawals for a home purchase are tax-free (like a TFSA).
  • The HBP (Home Buyers’ Plan): If you plan to use your RRSP for your down payment, the funds usually need to be in the account for 90 days before you can withdraw them under the HBP. Depositing money in January ensures it is ready for a spring withdrawal.

4. The “Must-Have” Reality Check

January is the perfect time to have the “tough conversation” with your partner (or yourself). Sit down and list your non-negotiables.

  • Do we really need a double garage, or is a single okay?
  • Are we willing to commute an extra 15 minutes to get a bigger yard?
  • Is a finished basement a “must” or a “nice-to-have”? Knowing exactly what you want prevents you from wasting time viewing homes that don’t fit your lifestyle when the market heats up.

5. Assemble Your Squad

Good real estate agents, lawyers, and home inspectors get booked up fast in the spring. Use the slower month of January to interview Realtors. Find someone who communicates the way you like and understands your vision. When the perfect house hits the market on a Tuesday morning in March, you want to be able to text your Realtor immediately, not scramble to find one.

The Bottom Line

Buying a home is a marathon, not a sprint. January is your training season.

By doing the paperwork now—while it is too cold to do anything else—you free yourself up to enjoy the fun part (house hunting!) when the sun comes out.

Are you planning a move in 2026? Let’s get your pre-approval sorted this week so you are ready when the right door opens.