Stacking those two programs with gifted funds from an immediate family member is the realistic path to a lighter cash requirement, not a zero one. A lender still confirms the source of every dollar, and Home Buyers' Plan withdrawals have to be repaid to the RRSP over 15 years or the unpaid portion becomes taxable income.
Closing costs sit on top of the down payment and are easy to underbudget. Legal fees typically run $800 to $1,500, a home inspection $400 to $600, and Saskatchewan charges PST on the CMHC insurance premium at closing, so the true out-of-pocket number is the down payment plus that whole stack of extras.
Joel Dyck walks buyers through which combination of the Home Buyers' Plan, the FHSA and gifted funds actually gets them to possession day with the least cash tied up, based on their own numbers rather than a generic list. Get your hand-reviewed valuation from Joel Dyck.