When you’re buying or selling a home in British Columbia, you’ll often hear the term “subjects” come up in an offer. For many people, it’s one of the most important—yet least understood—parts of a real estate contract.
If you’re searching for a home in South Surrey or White Rock, knowing what subjects are and which ones are common locally can give you a huge advantage in the process.
What Are “Subjects” in a Real Estate Offer?
In simple terms, subjects are conditions written into an offer that must be met before the deal becomes legally binding.
Buyer protection: Subjects give you time to do your due diligence—checking financing, reviewing strata documents, or completing inspections.
Deadline: Each subject comes with a removal date. By this date, you must either satisfy the subject or remove it.
If unmet: If a subject isn’t satisfied, the buyer can typically walk away without penalty.
Think of subjects as your safety net. They allow you to make an offer while still confirming that the property truly works for you.
Common Subjects in BC Real Estate
While every transaction is unique, here are the subjects you’ll most often see:
Financing / Mortgage Approval – Ensures the buyer secures lending before the deal is firm.
Home Inspection – Gives buyers the right to have the property inspected and walk away if serious issues are discovered.
Strata Document Review – Essential for condos and townhomes; covers bylaws, depreciation reports, financials, and meeting minutes.
Title Search – Confirms the seller has clear ownership and identifies any charges or easements.
Lawyer Review – Allows a legal professional to review the contract and supporting documents.
Sale of Buyer’s Home – Less common in competitive markets, but sometimes necessary if the buyer must sell before buying.
Subjects You’ll Commonly See in South Surrey & White Rock
Because of the unique mix of homes and the coastal environment, certain subjects come up frequently in this market:
1. Strata Document Review
Condos and townhomes are popular in White Rock and South Surrey. Buyers want to carefully review strata minutes, bylaws, budgets, and contingency reserve funds to avoid unexpected levies or rule restrictions.
2. Home Inspections with Coastal Focus
With salt air, heavy rains, and older housing stock in some neighbourhoods, inspections often focus on roofs, windows, siding, and drainage. Moisture and maintenance are top concerns in this seaside market.
3. Flooding & Drainage Considerations
Homes near White Rock Beach or low-lying areas of South Surrey can face unique drainage or water-related issues. Buyers sometimes add conditions to investigate flood risks or insurance.
4. Zoning & Renovation Potential
In neighbourhoods like Ocean Park or Crescent Beach, zoning bylaws and renovation restrictions are especially relevant. Buyers often include subjects to confirm they can complete future renovations or additions.
5. Special Levies in Strata Buildings
Many local strata complexes are older and may require building envelope work, balcony repairs, or major upgrades. Buyers often insert subjects tied to reviewing AGM minutes and upcoming levy discussions.
6. Financing in Higher-Price Markets
With detached homes often reaching multi-million-dollar price points, financing subjects are common even for well-qualified buyers. This gives extra time for lender approval and appraisal.
Why Subjects Matter
Imagine making an offer on a White Rock condo without a strata document review subject. After your offer is accepted, you discover the building is planning a $20,000 special levy for repairs. Without that subject, you’d be on the hook.
The right subjects give you the flexibility to protect your investment, negotiate repairs or credits, or walk away entirely.
Tips for Buyers & Sellers
Buyers: Always include subjects that protect your biggest concerns—whether that’s financing, inspection, or strata health.
Sellers: Understand that subjects don’t mean a deal is dead. They give buyers confidence, which can make them more willing to write strong offers.
Work with professionals: A trusted REALTOR®, inspector, lawyer, and mortgage broker ensure subjects are handled properly and deadlines are met.
Final Thoughts
In South Surrey and White Rock, subjects aren’t just paperwork—they’re your safety net. Whether it’s confirming financing, inspecting for coastal wear-and-tear, or reviewing strata bylaws, subjects make sure you know exactly what you’re buying.
Buying or selling in this area? Let’s sit down and map out a strategy that ensures your offer is both competitive and protected.