Relocating to a new city can be both exciting and overwhelming, especially when it involves selling your current home, purchasing a new one, as well as managing the logistics of a military transfer. If you are a member of the Canadian Armed Forces (CAF) moving under the CAF Relocation Program, chances are you have already heard of BGRS. But what exactly does it mean for your real estate transaction, and how can a lawyer help?
At MBLAW Professional Corporation, we work with BGRS clients every year, supporting them through home purchases, sales, and refinances across Ontario. We are not just familiar with the BGRS process. We are part of it. As registered legal service providers under the BGRS Third Party Supplier Program (TPSP), we understand how the rules work, what fees are covered, and how to help you avoid delays or missed reimbursements.
In this article, we will walk you through how real estate transactions work under BGRS and explain how our legal team can support your move from start to finish.
What Is BGRS and How Does It Work?
The Canadian Armed Forces Relocation Program is designed to support military members and their families during official moves. It covers a wide range of relocation expenses, including the legal costs of selling your current home or purchasing a new one in Ontario. This program is not just about transportation or lodging. It also includes financial assistance for key real estate transactions when a member is transferred to a new posting.
BGRS is the relocation services provider that manages this process on behalf of the federal government. Through a secure online platform, BGRS helps members track their relocation budget, request advances, upload receipts, and get reimbursed. The portal is available at any time, and members can also book planning sessions with trained consultants to understand their entitlements.
To begin using BGRS, you must receive an official Posting Message and complete a Preliminary Relocation Assessment. Once registered, you can view approved Third Party Service Providers (TPSPs), including lawyers, notaries, and appraisers. Only professionals listed in the TPSP directory are eligible for direct reimbursement.
MBLAW Professional Corporation and principal real estate lawyer Mariya Berenbaum are fully registered in the BGRS system. We proudly assist members of Canadian Armed Forces through BGRS across Ontario with residential purchases, sales, and mortgage-related legal services.
What Type of Real Estate Transactions Are Covered by BGRS?
If you are relocating with the Canadian Armed Forces, your move is more than just a change of location. It often involves selling your current home and purchasing a new one, and both of which may be eligible for reimbursement through the CAF Relocation Program.
Under Chapter 8.2 of the CAF Relocation Directive, the sale of your principal residence can be covered, provided the property meets the definition of a primary home and is actively listed on the market. Similarly, Chapter 8.3 outlines the rules for the purchase of a new home at your new posting location. Both transactions must fall within specific timelines around your Change of Strength (COS) date or the shipment of your household goods.
BGRS covers legal fees associated with these transactions, as long as your lawyer is listed in the official Third Party Service Provider (TPSP) directory. At MBLAW, our real estate lawyer Mariya Berenbaum is a registered TPSP, which means our services meet all program standards and cost limits.
The legal fee is reimbursed at a fixed rate set by BGRS. In Ontario, the current ceiling is $575 for a sale and $750 for a purchase, not including applicable taxes or disbursements. These rates are current as of 2025 and are based on the official BGRS fee schedule for Ontario.
Legal disbursements are also covered by BGRS. Example of such disbursements are title search, which is a detailed review of the property’s ownership history to ensure there are no liens, unpaid taxes, or legal issues. The fee also covers title registration and mortgage registration, which is the process of officially recording your new mortgage with the Land Registry Office, and one mortgage discharge, which involves removing the previous mortgage from the title when selling a property. Drafting and reviewing all necessary legal documents is also part of the package.
Disbursements are are out-of-pocket costs paid to third parties that are required to complete your transaction. Common examples include the Land Transfer Tax (LTT), which is a provincial tax paid by buyers; title insurance, which protects against property fraud or defects in the title; and the certificate of location or survey, which confirms the boundaries and structures on the property. Disbursements may also include fees for property tax certificates, zoning compliance, or water testing if required by the lender.
BGRS requires that all disbursements be clearly itemized and supported by invoices or official documentation in order to be eligible for reimbursement.
Other covered expenses may include real estate commissions, outstanding property taxes, and mortgage discharge fees. In some cases, the program may also support temporary dual residence costs under the TDRA provision, when you are maintaining two homes during your move.
It is important to note that only arm’s-length transactions are eligible. This means you cannot use a family member as your lawyer or real estate agent. All services must be provided by professionals with no personal connection to you, as outlined in section 1.4 of the CAF Relocation Directive.
At MBLAW, we guide you through every step to ensure your transaction meets BGRS requirements and qualifies for full reimbursement.
How Real Estate Lawyers Work Within the BGRS Program
Working with a lawyer under the BGRS program is not the same as a typical real estate transaction. There is a specific process that must be followed in order for legal fees to be approved and reimbursed. At MBLAW, we structure our entire workflow to align with these requirements, ensuring your transaction stays eligible every step of the way.
Once you decide to work with us, the first step is to authorize us as your legal service provider. To do this, you will need to share your unique ten-digit BGRS file number. This number confirms to the system that you have selected our firm to act on your behalf. Without this step, we are unable to upload invoices or supporting documents into the BGRS portal and in turn would not be able to get the invoice covered by BGRS.
After receiving your file number, we begin preparing the legal side of the transaction in parallel with the BGRS timeline. This includes entering your file into the secure Supplier Portal, uploading required identification details, and preparing the official legal invoice in the format BGRS accepts. The invoice must be submitted up to ten business days before closing and must reflect only approved items under the relocation directive.
As the transaction progresses, we also upload all necessary supporting documentation—title searches, disbursement receipts, and closing confirmations—within the deadlines established by the program. These documents must be complete, properly labelled, and submitted within 30 days of closing to avoid delays in reimbursement.
Throughout the process, we maintain clear communication with you and keep your file in sync with the timing of your move, funding availability, and program requirements. Every action we take is aligned with the standards set out in the CAF Relocation Directive and the TPSP agreement.
What to Expect When Working with MBLAW
When you choose MBLAW for your BGRS-related transaction, you are working with a law firm that understands both the legal and administrative sides of military relocation. We are officially registered as a Third Party Service Provider in Ontario, and we have built our internal processes around the requirements of the CAF Relocation Program.
We offer full support in English, Russian, and Ukrainian, which allows our clients to ask detailed questions in the language they are most comfortable with. Communication is always clear and respectful, whether we are reviewing documents, calculating closing costs, or helping you understand the timing of your reimbursements.
We work strictly within the BGRS-approved budget and fee structure. You will always receive a clear breakdown of legal fees and disbursements, along with guidance on which costs are covered and which are not. We help you calculate Land Transfer Tax, title insurance, and other mandatory expenses well in advance of closing, so there are no surprises.
Our team also prepares all required documentation to support your BGRS claim. This includes legal invoices, receipts, and confirmations of service that meet the program’s strict submission requirements.
We work remotely with clients across the entire province of Ontario. For those who prefer in-person appointments, we offer meetings by request at our office in Toronto. In both formats, our process is thorough, secure, and adapted to the pace of your relocation.
If you want peace of mind during your home purchase or sale, we invite you to book a free consultation with our team. We will answer your questions, review your situation, and explain how we can help. To get started, visit our Contact page and choose the option that works best for you.
