1. Should you buy or sell first?
That depends on the kind of property you own and its location. If your property is located in a "hot" neighbourhood, is a downtown house or unique loft or condo, it is likely to sell quickly. If you are in a less-in-demand area or building, selling may take 60 or 90 days, and you may want to sell before you buy. The second factor to consider is your financial resources – can you afford to carry both mortgages if your current home does not sell? Your lender and your real estate agent can help you decide.

2. How big of a move-up should you make?
Selling and buying is expensive – there are land transfer taxes, legal fees, real estate commissions, moving costs, and utility set-up costs, among others, to consider. If you are going to make a move, make it count.  

3. How has your life changed and how will it change?
Consider how long you plan to reside in your new home. Depending on your age and family situation, you will likely need to consider different factors to those fom when you last bought a home. Do you need to be near daycare or schools (elementary and secondary)? Do you need a house with a second apartment for a nanny or for aging parents? Are you pet owner and do you need proximity to pet friendly parks?

4. What do you love (and hate) about your current neighbourhood? 
There are always compromises to make, even when upgrading to a more expensive home. Do you love being able to walk to coffee shops and restaurants? Is your current neighbourhood settled or growing? Will there be construction in the near future? Or do you long for green space and want to be closer to parks and trails?

5. What do you love most (and hate) about your current home?
You know what they say about the devil you know vs. the devil you don’t. Do you love your current kitchen storage? Dream of walk-in closets? Do you hate shoveling your driveway and yearn to walk to work so you can live car-free? Has your ensuite bathroom saved your marriage?

6. How much house do you need?
One of the top reasons people want to move is to have more space ... but how much space do you really need and where do you need it? If your family is growing, you probably need more bedrooms, possibly another bathroom, and some playroom. Alternatively, you might be looking for a home office, or a bigger entertaining area, etc.

7. What kind of homeowner have you been?
How up to date is your current home? Any leaks, aging furnace,  half-working appliances, worned out backyard? If house maintenance is not your thing, a condo or  townhouse might be a better option for you. 

8. Finances.
Mortgages rates arer changing regularly making borrowing more difficult and expensive.  How much more can you comfortably afford to spend without giving up your lifestyle? Do not forget that a new more expensive house will come with higher tax and utility bills too.

9. What do you need to do now to be ready to sell your current home?
We have had more than a few move-up buyers fall in love with their new home out of the blue. If you start preparing your current home for sale now, you will be able to jump on those opportunities. 

10. Should you suck it up and wait?
Sometimes, the right decision is to wait. If you will be draining the equity in your current home or stretching financially to afford a new house, you might want to wait. One way to prepare while waiting  is to estimate the extra cost of the new mortgage and to start saving that extra money now so that you will be used to the higher payments when the time comes.