Accepted offer with no pre-approval in place in Alberta.

Underwriters now have a fixed deadline. Document gathering, appraisal, and condo certificate review all compete for the same 5–10 business days.

Alberta adds its own layer. Calgary and Edmonton run on different employment-cycle assumptions. Oil-sector commission and bonus income is heavily averaged. That matters here because underwriters are already scrutinizing the income side of a accepted offer with no in place file — a property or program complication local to Alberta can push a marginal file over the edge.

No land transfer tax. Land Titles registration fee plus mortgage registration fee — a few hundred dollars typical.

Programs to check eligibility for in Alberta:

• FHSA
• Home Buyers' Plan (RRSP withdrawal)

• All standard pre-approval documents — to be assembled inside the financing-condition window
• Accepted APS
• MLS listing
• Condo status certificate request (if applicable)

Alberta nuance: Bonus and commission income require 2 years of T4s; many Alberta files are killed by overstating recent strong years.

• Variable income from energy-sector roles is averaged over 24 months minimum.
• Acreage and rural files trigger MLI restrictions over a hectare.
• Condo board documents are commonly thin — request the full reserve study.

Underwriter view of this scenario: Speed is the only thing that matters. The cheapest rate from a slow lender is worse than a fast lender at a higher rate when the financing condition has 4 business days left.

• Engage a broker who can document lender turnaround time in writing
• Pull together income and down-payment documents on offer night, not the next morning
• Extend the financing condition in writing if you sense the timeline will slip

• Financing condition shorter than 5 business days.
• A condo file with no status certificate ordered.
• Any income or down-payment complexity (self-employed, gift, recent transfer) inside a tight window.