Understanding Pre-Construction Homes
Pre-construction homes in Canada are properties purchased before they are fully built. They allow buyers to secure a unit at today’s pricing, often with a flexible deposit structure, while giving developers the financial commitments needed to move projects forward.
For real estate professionals, guiding clients through this process requires clear explanations about what they are buying, how timelines work, and how pre-construction differs from resale purchases.
Property Types in Pre-Construction
Not all pre-construction homes are created equal. Each property type comes with its own buyer profile, risk factors, and marketing strategy.
High-Rise Condos
- Typical buyers: First-time homeowners, investors, downsizers.
- Sales model: Phased launches, often with incentives in early rounds.
- Agent focus: Builder reputation, deposit schedules, monthly maintenance fees.
Low-Rise Townhomes
- Typical buyers: Families wanting space and community feel.
- Sales model: Smaller launches, sometimes in suburban growth areas.
- Agent focus: Neighbourhood amenities, school districts, transit access.
Detached or Semi-Detached Homes
- Typical buyers: End-users seeking long-term stability.
- Sales model: Limited inventory with longer build timelines.
- Agent focus: Lot premiums, customization options, delivery certainty.
The Stages of Pre-Construction
Reservation and Sales Launch
Clients put down an initial deposit to secure their unit. This stage requires clarity on floor plans, deposit timelines, and assignment rules.
Construction and Interim Occupancy
- Condos: Interim occupancy occurs once the building is livable but not fully registered as a condominium. Buyers take possession but pay occupancy fees until final closing.
- Low-rise: Interim occupancy is rare. Buyers typically wait until final completion for possession.
Completion and Handover
Final closing occurs once the project is registered (for condos) or construction is certified complete (for low-rise and detached). This is when buyers transition from deposits to mortgages and title transfer.
How Pre-Construction Differs from Resale
Timelines
- Pre-construction: Buyers may wait 2–5 years before moving in.
- Resale: Immediate or near-immediate occupancy after closing.
Pricing and Incentives
- Pre-construction: Price is set at launch, with room for incentives (deposit structures, upgrades).
- Resale: Negotiated pricing based on current market comparables.
Buyer Experience
- Pre-construction: Buyers rely on floor plans, showrooms, and builder credibility.
- Resale: Buyers can see and inspect the finished home before committing.
Financing Considerations
- Pre-construction: Staged deposits before mortgage kicks in.
- Resale: Immediate financing at the time of purchase.
Agent Talk Tracks
- Pre-construction gives you today’s pricing with a flexible deposit structure, but it requires patience for delivery.
- Unlike resale, where you move in right away, pre-construction lets us plan ahead while spreading deposits across stages.
- Your focus should be fit, financing, and builder reliability more than short-term price changes.
Quick FAQ
What is the biggest risk with pre-construction?
Delays and builder risk. The key is working with reputable developers and setting realistic expectations on timelines.
Can I sell my pre-construction unit before completion?
Often yes, through an assignment sale, but rules and fees vary by builder and province. Always review the assignment clause.
Do I pay property tax during construction?
You may pay interim occupancy fees (for condos) which cover taxes, maintenance, and interest until final registration.
Is pre-construction cheaper than resale?
Not always. Sometimes presale units cost more than resale options. The benefit is locking in today’s price and accessing incentives, not necessarily a discount.
How do I explain pre-construction versus resale to clients?
Pre-construction is about planning ahead and securing future housing at today’s terms. Resale is about immediate move-in and certainty. Each client’s situation will point to which path makes more sense.
Final Thoughts
For Canadian real estate professionals, pre-construction homes are a powerful option in client conversations — but they require more education, patience, and trust-building than resale transactions. By breaking down property types, construction stages, and key differences with resale, you help clients make calm, informed decisions that align with their goals.
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