Subjects explained: financing, inspection, and the subject-removal deadline
Subjects are the conditions that protect you between an accepted offer and a firm deal. Here is what the common ones do — and what “removing” them actually means.
In British Columbia, the conditions written into an offer are called subjects. A home is rarely bought outright on the spot; most offers are made subject to a handful of conditions that give you a window to confirm everything checks out before you are locked in.
What a subject actually does
A subject is a condition that must be satisfied before the Contract of Purchase and Sale becomes firm. Until then, if a subject cannot be met — your financing falls through, the inspection worries you — you can walk away and your deposit is returned. Most subjects are written for the buyer’s sole benefit, which means only you can choose to waive them.
The subjects you will see most
Common subjects
- Subject to financing — confirming your lender will actually fund the mortgage.
- Subject to inspection — a satisfactory home inspection.
- Subject to title — reviewing the title for charges, liens or easements.
- Subject to strata documents — for condos and townhouses: the Form B, depreciation report, minutes and financials.
- Subject to the Property Disclosure Statement — reviewing the seller’s disclosures.
- Subject to insurance, and sometimes subject to the sale of your existing home.
The subject-removal deadline
Every subject has a deadline — the subject-removal date — by which you must remove it in writing. In Metro Vancouver this window is commonly around 7 days (it can range from 3 to 14). If you do not remove your subjects in time, the contract typically becomes null and void and your deposit is returned.
- 1
Do your due diligence
Inside the subject period you confirm financing in writing, complete the inspection, and review title and (for strata) the strata documents.
- 2
Decide on each subject
For each one, you are either satisfied or you are not. If a subject cannot be met, you can let the deal collapse and recover your deposit.
- 3
Sign the subject removal
When you are satisfied, you remove the subjects in writing on the standard form. This is the decisive step — read it carefully.
- 4
The deal becomes firm
With subjects removed, the contract is binding and your deposit is due — usually within 24 hours.
Subjects protect you — so you control them
Because most subjects are for your benefit, you can generally waive one at your sole discretion. If, say, you no longer need the financing subject, you can remove it early to firm up the deal — the choice is yours, not the seller’s.
When the subjects come off
Removing subjects converts a conditional deal into a firm and binding one. From that moment you are committed to completing the purchase on the completion date. For how this fits the whole purchase, see the full buyer timeline.
Be careful with subject-free offers
In bidding situations some buyers waive subjects entirely to look stronger. That removes every safety net at once — a pre-approval is not final approval, and there is no inspection or document review to fall back on. BCFSA publishes consumer guidance on the risks; weigh them with your mortgage broker and REALTOR® first.
Sources
GeoHouse is a technology company — not a licensed real estate brokerage, REALTOR®, lawyer, or financial advisor. This article is general education about how the process works in British Columbia, not advice for your specific transaction. Rules and figures change; confirm current details through the official sources linked above and consult a licensed REALTOR®, mortgage broker, lawyer, or notary before making decisions.