Home Buyer’s Guide
For First Timers

The Ultimate Buyers Guide for First-Timers

Preparing for
closing day

Once you’ve signed your agreement, you’ve taken a big step on your home buying journey, but there’s still lots to do, including choosing your finishes, finalizing money matters, preparing for your move and watching your home being built.

Design centre decisions

Many new home buyers — and especially first-time ones — find the selection of features and finishes the most exciting part but also daunting, particularly since decisions are usually needed quickly within the appointment time frame to meet construction timetables.

But don’t worry, the design centre specialists most builders employ are experienced at guiding you through the process in a measured, meaningful way to minimize your stress. You can also look for online design centre resources from the builder to prepare ahead.

Budget your time, along with your finances. Research, tour model homes and create your design wish list to prepare.

Buying a new construction home is exciting because you get to choose many of the features and finishes in your home. But that choice comes with a commitment: you’ll need to make yourself available for the appointments required to make those decisions, which typically have to be scheduled during the work day. That means taking time off work for appointments. They vary depending on the builder, but the total time investment can take anywhere from about four to 20 hours.

Your builder: Questions to ask when buying a house

• If possible, visit the design centre before you sign your sales agreement. This will give you more time, without the pressure of a deadline, to familiarize yourself with what selections are available.
• Save images of inspiration, finishes you like, styles and colours you’re drawn to. They don’t have to be all home decor; often a design centre specialist can get a sense of styles and colours you’re attracted to by looking for common elements in inspiration photos.
• Be up front with your design centre consultant about your budget. That’s the best way for them to help you get the most bang for your buck and prioritize where to spend.
• Explore the builder’s models when making your wish list for design choices. That can help you visualize things like a style of trim, cabinet height and where outlets are located

Did you know?

Most builders use architectural control guidelines to maximize your streetscape and avoid repetition. That means if you are one of the latter buyers in your block, your exterior selections may not be as extensive as your neighbours’ to ensure diverse colours and textures between the homes. For townhomes and condominiums, exterior elevations and colour packages are pre-selected by the builder.

While your home is being built

Once decisions are made, it’s time for construction to begin! Your role at this stage becomes less intensive, but there are still things to do and milestones to reach.

Stay in touch with your builder

Often you will have a dedicated customer service representative, who can keep you updated on the status of your home. You also want to ensure you’re kept in the loop early if there is the possibility of construction delays

Make a list of what you’ll need

If this is your first home, chances are you may need furniture, kitchen items, etc., to fill it. Now is the time to start gathering those items, keeping in mind that you should measure for furniture — something that you may not be able to do until much closer to your move-in date.

Declutter if needed

If this is to be your first home, you may not have accumulated a lot of clutter yet, but even still, this is the perfect time to donate, give away or recycle anything you won’t need rather than hauling it along with you.

Research movers

And find out how far in advance you’ll need to book. While you won’t have a firm moving date yet, you’ll have a good idea.

Do your homework

Read over any information your builder has given you about next steps.

Prep for utilities

Start planning for utility hook-ups, change of address, etc. Many of these won’t need doing until a month or two before your move, but planning for them now will make the job easier when the time comes. Check it out: CMHC’s change of address checklist.

Framing walk-through

Many builders (Minto Communities included) will offer buyers the opportunity to check out their new home at a certain point during construction. This is commonly referred to as the framing walkthrough. It’s not offered by all, and not for all housing types, but if your builder offers it, take advantage!

The framing walk-through happens when the exterior of the home is enclosed, interior walls are framed, and the mechanical, electrical and plumbing are in place — but before the drywall goes up. This is the first opportunity you will have to see your home and a chance to make sure things are where they are supposed to be, particularly if you’ve made structural changes.

Meet and greet

Take advantage of any information sessions or meet-the-neighbours events your builder offers. They are a great way to start making a connection with your new community and getting to know your home.

Keeping in the know

At Minto Communities, you will get updates on the progress of your home under construction and a chance to connect with the people building your home. Don’t be shy to ask questions.

Money talk

It’s important to keep an eye on financial matters while you’re waiting to take possession of your home.

1. Before your occupancy/closing date approaches, keep saving up and follow your budget.
2. If you can, keep mortgage shopping for better rates.
3. Confirm all fees that you can expect on closing and costs for maintenance.
4. Research property insurance.
5. Stay in touch with your builder, your lawyer, your mortgage specialist, and/or real estate agent to be prepared for closing day.

Pre-Delivery Orientation

When your home is almost ready, usually a week or two before your closing or occupancy date, your builder will schedule a Pre- Delivery Orientation (PDO). This very important step is usually the first time you will see your home near its completion. Your builder will guide you through your home’s features and systems, typically showing you how everything works and introducing you to your new home.

It’s also when, together, you will identify anything that needs attention as part of your new home warranty.

Your builder will usually fix any deficiencies that have been identified before you take possession, but some items may have to wait until after you’ve moved in.

A PDO will generally take about one hour per 1,000 square feet.

Your lawyer plays a big role on closing day, including transferring your money to the builder’s lawyer and handing you the keys to your new home.

What to expect on closing day

You likely will not get the keys to your new home until later in the day, so most builders recommend you do not schedule your movers or any service calls until the next day.

Your lawyer plays a big role. In the days leading up to closing and on closing day, they will have been busy getting everything ready for the transfer of ownership from the builder to you: checking the title, registering the home in your name, reviewing documents from the builder, determining down payment and closing costs, explaining everything to you and getting you to sign a stack of papers.

The mortgage company then sends money to your lawyer. When your lawyer has the keys and the builder’s lawyer has the money, they register the documents with the province, which is when the ownership changes and the keys can be released to you.

Note that the process is a bit different if you’re buying a condo. Because some unit owners can move in while other units are still being finished, ownership does not yet change hands. Typically, you will be granted “interim occupancy” and will pay monthly fees to your builder, who retains ownership until the building is complete. Final closing occurs when the condominium is registered after completion.