EZtoFind.ca — Free BC Real Estate Information & Property-Search Platform
An information and property-search site by Doug LeMaire, REALTOR® of Fraser Property Management Realty Services Ltd. Search the live CREA DDF® MLS® feed, browse 240 British Columbia community profiles, and get instant answers from Doogie — an educational guide backed by 440 statute-cited glossary entries.
Practice areas & referral policy: Doug LeMaire personally represents transactions in Greater Vancouver, the Fraser Valley, and the Sea-to-Sky Corridor (to Whistler). Community pages and glossary content are published province-wide for research and education, but any consumer viewing a page outside those areas (Interior BC, Vancouver Island, Northern BC, the Kootenays, the Okanagan, etc.) is served by referral only through Doug's network of licensed BC REALTORS® on the appropriate local board (VIREB, IAR, KAR, BCNREB, CADREB). Doug does not personally transact real estate outside his stated practice areas. Request an out-of-area referral.
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What is subject removal in a BC real estate offer?
The buyer's escape hatch, explained
Subject removal is the checkpoint moment when a conditional offer becomes binding. Here's how it works in BC.
As of
'Subject to' conditions in the Contract of Purchase and Sale
Common subjects: financing approval, satisfactory inspection, review of strata documents, review of Property Disclosure Statement, sale of buyer's current home.
The subject-removal date
Set in the CPS — typically 7–14 days after acceptance. On or before that date the buyer must give written notice removing (or not removing) each subject.
'Subject removal' vs 'waiver' vs 'time is of the essence'
Subjects are typically 'for the sole benefit of the buyer' — meaning only the buyer can waive. 'Time is of the essence' means the deadline is strict; missing it typically kills the deal.
What happens if the buyer removes subjects
The deal becomes firm. Deposit is now at risk if the buyer walks. Seller and buyer proceed to closing.
What happens if the buyer doesn't remove subjects
The offer collapses at the deadline. Deposit returns to the buyer. No obligation on either side.
Educational information only — not legal, tax, financial, or real-estate advice. Doug LeMaire, REALTOR® · BCFSA #167790 · Fraser Property Management Realty Services Ltd. Not intended to solicit or induce an agreement already in place.
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