Dobey Realty

Buying a New Build in Calgary

By Evans Dobey, REALTOR® | Updated October 2026 | Builder contracts, deposits, GST rebates, the new home warranty and why to bring your own REALTOR®

Buying a home in Calgary graphic with the city skyline at sunrise and house keys in the foreground

What’s different about buying new

Buying a brand-new home is a different process from buying resale. You sign the builder’s own contract, often months before the house exists, and the person helping you at the show home works for the builder. These are the five things I tell every new-build buyer:

  • Every new home in Alberta comes with a 1-2-5-10 warranty: 1 year on materials and labour, 2 years on heating, plumbing and electrical, 5 years on the building envelope and 10 years on the structure.
  • First-time buyers can get back all of the 5% GST on a new home up to $1 million, a rebate of up to $50,000. It phases out between $1 million and $1.5 million.
  • Builders use their own contracts, not the standard resale contract. Read the deposit, delay and change-order terms before you sign.
  • The builder usually pays your REALTOR®’s commission, but many builders want your agent to register you on your very first visit.
  • New condo deposits must be held in trust by a lawyer, and you get 10 days to cancel. Deposits on new houses aren’t automatically protected, so ask what coverage the builder has.

If you’re still deciding between new and resale, my guide to buying a home in Calgary covers the whole process.

This is general information, not legal or tax advice. Your lawyer, accountant and the CRA can confirm how the rules apply to you.

New build or resale?

New buildResale
Tax5% GST applies, with rebates for some buyersGenerally no GST on a used home
WarrantyMandatory 1-2-5-10 warranty from the builderOnly what’s left of the original warranty, if the home is under 10 years old
TimelineWeeks for a quick possession home; several months to a year or more to build from a planUsually a possession date 30 to 90 days out
ChoicesPick your plan, lot, finishes and upgradesYou buy the home as it is
ContractThe builder’s own purchase agreementThe standard Alberta resale purchase contract
NegotiationBuilders often prefer to add upgrades or credits rather than cut the pricePrice, conditions and possession are all negotiable
Extra costsLandscaping, fencing, window coverings and sometimes appliances may not be includedUsually included, but older systems may need replacing sooner

Neither is better for everyone. A new build gives you a warranty, modern systems and a home nobody has lived in. Resale usually gives you a finished yard, mature trees, a known street and a faster move. Many of my buyers look at both before deciding.

Four ways to buy a new home

  • Build from a plan (pre-construction). You choose a lot and a floor plan, pick your finishes, and the builder starts construction. You get the most choice, but the longest wait and the most contract risk around timing and price.
  • Quick possession (spec) homes. The builder has already started or finished the home. You can usually move in within weeks to a few months, and the finishes are mostly chosen for you. These are often where builders offer the best incentives.
  • Show homes. Builders sell their show homes, often fully upgraded, sometimes with a delayed possession while they keep using it to sell.
  • New condos and townhomes. Bought from the developer, often before the building is finished. These come with extra protections under Alberta’s Condominium Property Act, covered below. My Condo Buyer’s Guide goes deeper on condo documents and fees.

Why bring your own REALTOR®

The people in the show home are friendly and knowledgeable, but they work for the builder. Their job is to sell the builder’s homes on the builder’s terms. Their contracts are written by the builder’s lawyers, and they’re different from the standard contract used for resale homes.

It usually doesn’t cost you anything extra. In most new-home sales in Calgary, the builder pays the buyer’s agent commission, the same way a seller does on a resale. Confirm this with the builder before you sign, because policies vary.

Register your agent at the start. Many builders require your REALTOR® to be with you, or to register you, on your first visit to their show home. If you walk in alone and give them your details, some builders won’t let an agent be added later. Call me before you start touring and I’ll handle the registration.

Here’s what I do for new-build buyers:

  • Compare builders, communities and lots before you fall for a show home
  • Check the builder’s licence and history on Alberta’s builder registry
  • Go through the purchase agreement with you, clause by clause, and flag what to take to your lawyer
  • Negotiate incentives, upgrades, credits and possession terms
  • Help you pick upgrades that add resale value
  • Keep in touch with the builder through construction and attend your walkthrough
  • Help you build your deficiency and first-year warranty lists

How to check a builder

Every residential builder in Alberta needs a licence, and every new home needs warranty coverage before it can get a building permit. That gives you a few easy checks:

  • Look the builder up on the Alberta builder registry. The Residential Protection Program’s registry shows a builder’s licence status, where they’ve built, how many homes they’ve registered for warranty, and any orders or penalties under the New Home Buyer Protection Act.
  • Ask who the warranty provider is, and whether the builder offers more than the minimum coverage.
  • Ask about deposit protection (more on that below).
  • Walk through finished homes, not just the show home. Show homes are fully upgraded. Ask to see a standard-spec home, or drive the builder’s older phases.
  • Talk to owners. Neighbours in last year’s phase will tell you how the builder handled delays and deficiencies.

Builder contracts: what to read before you sign

Builder purchase agreements are long and they favour the builder. They’re legal contracts, so have a real estate lawyer review the agreement before you sign or pay a deposit, or make your offer conditional on that review. These are the clauses I always go through with buyers:

  • Price and what’s included. Is GST included in the price, and does the builder credit any rebate to you? Are landscaping, fencing, the driveway, appliances and window coverings included? What does the standard spec look like?
  • Deposits. How much, when each payment is due, who holds it, and when you can or can’t get it back.
  • Possession date and delays. Most builder contracts give the builder room to move the possession date, sometimes by a lot. Look for how much notice you get, how long they can delay, and whether you can cancel or get compensation if they go past it.
  • Price changes. Check whether the builder can raise the price for cost increases after you sign.
  • Upgrades and change orders. How upgrades are priced, the deadline for choosing them, and whether they’re refundable if the deal falls apart.
  • Substitutions. Many contracts let the builder swap materials for something “of equal or better quality.” Know what that covers.
  • Conditions. Can you make the agreement subject to financing, a lawyer review, or the sale of your current home? Many builders limit these.
  • The lot. Grading, walkout or not, utility rights-of-way, architectural guidelines, and any residents’ association with annual fees.
  • Assignment and cancellation. Whether you can sell the contract before possession, and what you lose if you walk away.
  • Walkthrough and deficiencies. When the pre-possession inspection happens and how the builder deals with items on the list.

Deposits and how they’re protected

New condos. Under Alberta’s Condominium Property Act, deposits on a new condo bought from a developer must be held in trust by a lawyer (unless they’re covered by an approved protection plan). You also have the right to cancel within 10 days of signing or of receiving all the required disclosure documents, whichever is later.

New houses. Alberta’s New Home Buyer Protection Act makes warranty coverage mandatory, but it doesn’t make deposit protection mandatory. Many builders buy deposit or pre-possession insurance through their warranty provider, and some don’t. Alberta’s government has pointed out that the home warranty itself doesn’t protect deposits or stop liens from unpaid trades during construction. Before you pay, ask:

  • Is my deposit protected, by whom, and up to what amount?
  • Is it held in trust, or can the builder use it during construction?
  • What happens to it if the builder can’t finish the home?

Keep your deposits in line with what’s protected, and get the answers in writing.

GST on new homes

New homes in Canada are charged 5% GST. Resale homes generally aren’t. In Alberta there’s no provincial sales tax and no land transfer tax, so GST is the big tax to plan for on a new build. Always check whether a builder’s price includes GST, and how any rebate is handled.

The first-time home buyers’ (FTHB) GST rebate became law in March 2026, and the CRA is now accepting applications. It gives eligible first-time buyers back the GST on a new home:

New home valueFTHB GST rebateIn practice
Up to $1,000,000100% of the GST, up to $50,000A $750,000 home has $37,500 GST, all of it rebated
$1,000,000 to $1,500,000Reduced on a sliding scaleA $1,250,000 home gets $25,000 (half of the $50,000 maximum)
$1,500,000 or moreNo FTHB rebateThe full GST applies

Who qualifies (check the CRA’s full rules for your situation):

  • You’re at least 18 and a Canadian citizen or permanent resident
  • You haven’t lived, as your main home, in a home owned by you or your spouse or common-law partner in the year you take ownership or the four calendar years before it
  • Neither you nor your spouse or partner has received this rebate before
  • You’re buying the home as your primary residence, and you’re the first person to live in it
  • You signed the purchase agreement with the builder on or after May 27, 2025 and before 2031, construction starts before 2031 and is finished before 2036

How you get it. The builder can credit the rebate to you at closing, the same way as the older new housing rebate, using CRA Form GST190. If the builder doesn’t, you apply to the CRA yourself, usually within two years of taking ownership.

The older GST/HST new housing rebate still exists for buyers who aren’t first-timers, but it only covers homes under $450,000 (36% of the GST, to a maximum of $6,300, on homes up to $350,000, then phasing out). Very few new detached homes in Calgary fall in that range, so for most repeat buyers, plan on paying the full GST.

For other first-time buyer help, like the FHSA and the RRSP Home Buyers’ Plan, see my first-time buyer programs guide.

Alberta’s new home warranty (1-2-5-10)

Since February 1, 2014, every new home built in Alberta must have warranty coverage under the New Home Buyer Protection Act, and builders have needed a licence since late 2017. The builder has to show proof of warranty before the City will issue a building permit, so a home without coverage can’t legally be built for sale. The minimum coverage is:

CoverageLengthWhat it covers
Materials and labour1 yearDefects in finishes and workmanship, like flooring, paint, trim, doors and cabinets
Delivery and distribution systems2 yearsHeating, plumbing and electrical systems
Building envelope5 yearsThe parts that keep water and weather out, like the roof, walls, windows and doors. Builders can buy up to 2 more years.
Structural10 yearsThe frame and foundation, and other major structural components
  • The warranty stays with the home. If you sell in year six, the next owner gets the remaining coverage.
  • The clock starts at possession, not when you finish unpacking.
  • Don’t miss the one-year deadline. Keep a running list of small items in your first year (nail pops, drywall cracks, sticking doors) and submit it to the builder and warranty provider before the first anniversary.
  • Look up the home. Alberta’s registry lets you check the warranty registration for a new home by address.
  • Condos are covered too, including common property, but the start dates and claim process can differ. Ask for the policy details.
  • It isn’t a maintenance plan. Wear and tear, normal settling and damage from poor upkeep aren’t covered.

Inspections, the walkthrough and possession

Yes, you should still have a brand-new home inspected. The City’s building inspections check that the home meets code at certain stages. They aren’t a quality check on your behalf.

  • Pre-drywall inspection. If the builder allows it, have an independent inspector look at framing, wiring, plumbing and insulation before the walls are closed.
  • Pre-possession walkthrough. The builder walks you through the finished home and records deficiencies. Bring an inspector, take your time, test everything, and make sure every item is written down.
  • Possession day. Check that the agreed items were fixed, and get the warranty documents, manuals and any outstanding-work list in writing.
  • First year. Keep a dated list and photos of anything that shows up as the house settles.

My inspection red flags guide covers what inspectors tend to find on newer homes, like grading and drainage problems.

Financing a new build

  • Timing matters. A mortgage pre-approval rate hold usually lasts a few months. If you’re building from a plan, your possession date may be well past that, so talk to your lender or broker about how they handle longer closings.
  • Expect to be re-approved. Lenders check your income, credit and the home’s value again closer to possession. Avoid big purchases or job changes during the build.
  • Budget beyond the price. Plan for GST if it isn’t included, legal fees, land title fees, mortgage insurance if you’re putting down less than 20%, landscaping, fencing, window coverings, any residents’ association fee, and moving costs. My closing costs breakdown and mortgage calculator can help.
  • Deposits come from your down payment. Builder deposits are usually paid in stages, so make sure your savings or FHSA are ready when each one is due.

Where to find new homes in Calgary

Most new detached homes and townhomes are going up on the edges of the city. These are a few of the communities where builders are active, each with live listings and a community guide:

Builders are also active in Airdrie, Cochrane, Okotoks and Chestermere. My guide to Calgary’s newest communities has live prices and builders for each. You can browse all of them on my community guide.

New build checklist

  1. Get pre-approved and ask your lender how they handle longer closings.
  2. Call your REALTOR® before your first show home visit so you’re registered properly.
  3. Shortlist builders and communities, and check each builder on the Alberta builder registry.
  4. Compare standard specs, not show homes, and price out the upgrades you’d actually want.
  5. Ask about deposits: amount, schedule, who holds them and how they’re protected.
  6. Check your GST rebate eligibility and whether the builder will credit it at closing.
  7. Have a lawyer review the agreement before you sign or pay a deposit.
  8. Choose upgrades by the deadline, and get every change in writing.
  9. Book independent inspections for pre-drywall (if allowed) and the walkthrough.
  10. Keep a first-year list and submit it before your warranty anniversary.

Common questions

Have a question that isn’t here? Check the real estate glossary or ask me and I’ll get back to you, usually the same day.

You don’t have to have one, but it’s worth it. The show home team works for the builder, and the contract is the builder’s own. Your REALTOR® works for you: comparing builders, reviewing the agreement, negotiating incentives and helping with your walkthrough and warranty list.

In most Calgary new-home sales, the builder pays the buyer’s agent commission, so having your own agent usually doesn’t cost you anything extra. Policies vary, so confirm it with the builder before you sign.

Sometimes, but not always. Many builders require your agent to register you on your first visit, and some won’t add an agent after you’ve registered on your own. Call your REALTOR® before you start touring.

It depends on the builder. Some quote prices with GST included and the rebate assigned to them; others add GST on top. Ask, and make sure the purchase agreement spells it out.

For eligible first-time buyers, 100% of the 5% GST on a new home valued up to $1 million, to a maximum of $50,000. Between $1 million and $1.5 million the rebate shrinks on a sliding scale, and at $1.5 million or more there’s no rebate.

Not automatically. New condo deposits must be held in trust by a lawyer, but for new houses, deposit protection isn’t mandatory. Many builders buy deposit or pre-possession insurance through their warranty provider. Ask what coverage applies and get it in writing.

At minimum: 1 year for materials and labour, 2 years for heating, plumbing and electrical systems, 5 years for the building envelope, and 10 years for major structural components. The warranty stays with the home if you sell.

Yes. An independent inspector can catch problems at the pre-drywall stage and at your walkthrough, before your warranty clocks start running out. City inspections check code compliance, not quality for you.

Often, yes. Builders protect their list prices, but they’ll frequently add upgrades, cover some closing costs or adjust possession terms, especially on quick possession and show homes.

It depends on your contract. Most builder agreements allow some delay, with notice. Read the delay clause before signing so you know how long they can push it, and whether you can cancel or get compensation.

Call me before your first show home visit

I’ll register you with the builder, help you compare communities and contracts, and be there for your walkthrough. In most cases the builder covers my fee.

Talk to Evans
How to buy a home in Calgary