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Tips for Purchasing Houses at the Stage of Preparation for Construction

De Krupe Law > Blog  > Tips for Purchasing Houses at the Stage of Preparation for Construction
Tips for Purchasing Houses at the Stage of Preparation for Construction

Buying pre-construction homes in their initial phase is a significant act of faith and a substantial commitment. The inability to physically inspect the finished unit means trusting your builder to fulfill what you’ve agreed to buy for these pre-construction properties.

Understandably, a transaction of this scale involves extensive paperwork. However, comprehending these documents empowers you to be a more knowledgeable buyer and safeguard your investment, even when your new habitation is still under construction.

The cornerstone of these documents is your purchase agreement. This legal and binding contract between you and the builder is extensive and filled with legal jargon, which can be daunting, especially for first-time homebuyers. Yet, within this document, three critical sections demand your attention and understanding.

Securing Mortgage Pre-Approval

Understanding your financial capacity is crucial, regardless of your experience in home buying. Early mortgage pre-approval streamlines your home search, fitting it within your budget. 

This process, typically free and straightforward, can be done at most financial institutions. Beyond just obtaining pre-approval, it’s vital to ensure your budget can withstand potential interest rate increases, a scenario often tested by Canadian banks through a stress test.

  • Check and improve your credit score if necessary to ensure better loan terms;
  • Gather all necessary financial documents, including pay stubs, tax returns, and bank statements;
  • Research and compare mortgage rates and terms from various lenders to find the best option;
  • Understand the implications of interest rate fluctuations and the stress test conducted by banks.

Obtaining a mortgage pre-approval is a critical step in the home-buying process. It not only helps in understanding your financial capacity but also prepares you for potential interest rate changes, ensuring you are well informed and ready to proceed with your purchase.

Vigilance regarding hidden expenses is crucial in purchasing a pre-construction home. By anticipating these costs and preparing financially for them, you can avoid surprises and ensure a reliable transaction.

Watch Out for Hidden Expenses

A critical aspect of buying pre-construction homes is being vigilant about hidden costs. These can range from legal fees and land transfer taxes to less obvious expenses like development charges, utility hookup fees, and even tree planting charges. 

Additionally, upgrades and certain lot types offered by builders can come at a premium. Expect additional closing costs around 9-10% of the home price, not covered by your mortgage. Hire a real estate lawyer in Toronto to review the Purchase and Sale Agreement and capping certain costs.

  • Account for additional expenses like legal fees, land transfer taxes, and development charges;
  • Investigate potential hidden costs like utility hookup fees and tree planting charges;
  • Be aware of the premium pricing for upgrades and specific lot types;
  • Consider setting aside an extra 9-10% of the home price to cover unforeseen closing costs.

Vigilance regarding hidden expenses is crucial in purchasing pre-construction homes. By anticipating these costs and preparing financially for them, you can avoid surprises and ensure a transaction you can rely on.

Property Use and HST Implications

The intended use of the property influences the Harmonized Sales Tax (HST) you’ll pay. If the property is your primary residence or for immediate family use, you may qualify for an HST rebate. However, if you’re an investor intending to rent the property, you must declare this and pay the HST upfront, though you can apply for a rebate later under specific conditions.

  • Determine if the property will be a primary residence or an investment to understand HST implications;
  • Calculate potential HST costs and rebates based on the intended use of the property;
  • Be prepared to pay HST upfront if the property is intended as an investment;
  • Understand the process and requirements for applying for HST rebates.

Understanding the Harmonized Sales Tax implications based on the intended use of the property is essential. This knowledge helps in financial planning and ensures compliance with tax regulations, whether the property is for personal use or as an investment.

Understanding Deposit Structure

Deposits for pre-construction homes are typically higher, ranging from 10 to 20 percent, with payments spread over time. This extended payment structure offers flexibility but also binds you to a long-term contract.

  • Acknowledge that deposits for pre-construction homes are typically higher, often 10-20%;
  • Plan financially for the spread-out payment structure of these deposits;
  • Understand the implications of the long-term contractual agreement associated with these deposits.

Recognizing and preparing for the unique deposit structure of pre-construction homes is vital. This understanding aids in financial planning and helps buyers commit to a long-term agreement with a clear perspective.

Model Home and Actual Deliverables

Remember that the model home may not represent the exact specifications of what you’ll receive. Builders often reserve the right to make changes, some of which may occur without your consent.

  • Be aware that the model home may differ from the final delivered unit;
  • Understand that builders often reserve the right to make changes to the unit;
  • Keep in mind some changes may occur without the buyer’s consent.

Buyers should be prepared for potential differences between the model home and the actual deliverable. Awareness of the builder’s right to make changes ensures that buyers are not caught off guard during the final delivery of the unit.

Navigating the Occupancy Period

For new construction condominiums, the closing process is in two stages. The initial stage gives you possession of the unit without ownership, requiring you to pay the builder a monthly amount. The final closing, which could be much later, marks the start of your mortgage payments and transfers ownership to you.

  • Understand the two-stage closing process for new construction condominiums;
  • Prepare for the initial occupancy period where you pay the builder without owning the unit;
  • Plan for the final closing, which may occur much later, transferring ownership and starting mortgage payments.

Navigating the occupancy period effectively requires an understanding of its two stages. Being prepared for the financial and legal aspects of this period ensures a reliable transition to final ownership.

Flexible Completion Dates

The estimated completion date provided in the contract is subject to change, allowing the builder to extend it up to a predetermined outside completion date. This can significantly delay the final purchase.

  • Be aware that the estimated completion date in the contract is subject to change;
  • Understand that builders can extend the closing date up to a specified outside completion date;
  • Prepare for potential delays in the final purchase process.

Accepting the flexible nature of completion dates for pre-construction homes is crucial. This understanding helps buyers to plan accordingly and manage expectations about the timeline of their home purchase.

Conclusion

Purchasing pre-construction homes from a builder involves numerous considerations, from financial preparations to understanding the legalities and potential risks involved. Prospective buyers must diligently navigate these aspects to make informed decisions and protect their investments.

It’s essential to stay informed about market trends and construction progress. This knowledge helps anticipate changes affecting the home’s value or completion timeline. 

Building a strong relationship with the builder and maintaining open communication can provide additional insights and assurance throughout the process. Ultimately, thorough research, careful planning, and proactive engagement are key to ensuring a successful and satisfying pre-construction home purchase.