Andy MaanRealtor® · Royal LePage Magna

Andy Maan · REALTOR® · Royal LePage Magna

Buying a new build in Edmonton: what first-time buyers should know

Buying a new build is different from buying a resale home. You sign a contract for a home that isn't finished, the price and possession date can have conditions attached, and your mortgage approval has to last until the keys. This page walks through the steps and the questions to ask at each one. I don't rank builders. I help you compare them fairly.

The steps

  1. Decide what you can afford. Talk to a mortgage broker or lender about your approval and how long a rate hold lasts. Ask what happens if possession is later than the hold. You can compare more than one broker.
  2. Compare builders on the same questions. Use the What's included checklist. Ask for answers in writing.
  3. Know the full cost. Use the True Cost Calculator with your builder's real numbers. In Alberta, GST of 5% applies to a new home and there is no provincial sales tax. First-time buyers may qualify for a GST rebate of up to $50,000 (rules as of October 27, 2026, source: Canada Revenue Agency, canada.ca). Eligibility has conditions, so read the CRA list on the calculator page.
  4. Read the contract before you sign. See the 12 clauses to understand. Have your own real estate lawyer review it.
  5. Check the builder and warranty. Alberta residential builders must hold a licence before getting a building permit. Alberta's mandatory minimum new-home warranty is 1 year labour and materials, 2 years delivery and distribution systems, 5 years building envelope, 10 years structural components. The Residential Protection Program can answer licence questions: 780-644-1010 or 1-866-421-6929.
  6. Walk through before possession. Get the Walkthrough Kit. Book the time with me and I'll be there.
  7. Take possession and keep records. Keep your deficiency list, photos and the builder's responses together.

Questions I hear most

Can the price change after I sign? It depends on your contract. Ask what can change it and whether there's a cap. See clause 5 of the contract guide.

Is the possession date firm? Ask whether it is firm or estimated, and what happens if it moves.

Do I need my own lawyer? I recommend you have your own real estate lawyer review a builder's contract. I'm not a lawyer.

Do I pay you to help me? See How I'm paid below.

My promise to every buyer

  1. If your message reaches me by 8:30 PM, I reply that evening. After 8:30 PM, I reply by the next evening. If I can't answer fully, I'll tell you when I will.
  2. I put the important things in writing. After each conversation you get the key points and next steps by email or text.
  3. I read your contract with you before you sign, and I tell you what to take to your lawyer.
  4. Book the time with me and I'll be there at your pre-possession walkthrough — and you'll get a written list of what we found.
  5. I show costs as estimates and label them as estimates. I never present an estimate as a quote.
  6. I explain how I'm paid before you sign anything. I'm paid a standard commission only if a sale completes. No builder pays me to feature them.

How I'm paid: I'm paid a standard commission only if a sale completes. No builder pays me to feature them, and this is not an endorsement.

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Last updated: October 27, 2026.

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