If you are looking to build or buy a new home you can deal directly with the builder’s representative. How-ever, unless you know the "ins and outs" of the process you may as well enlist a realtor to help you out. Some builders reps may offer you a discount if you don't as then they won't have to split the commission. For a couple of thousand dollars it doesn't seem worth it to miss out on expert, unbiased advice acting in your interests to guide you to a reputable builder.

You will have the choice of floor plans or can have your own design custom built in the location of your choice. You will have to pay GST at 3.5% on the purchase and will have all the usual expense associated with a new house - landscaping, curtains etc. Also, most builders will give you an appliances "allowance" at a particular store. You choose your appliances at the builders discounted rate, if you want to pay more for a better model that’s fine. You may also be able to buy other electrical items at the discounted rate as well - always ask!

Do ensure the builder is a part of the provincial new homes warranty program for your own protection. You will have a standard 1 year builder’s warranty, followed by an additional 4 years cover from the new homes warranty. This is extendable to 10 years total for a small fee. (We paid approximately $250.00). Being a member of the warranty program is vital for a builder to show their quality so normally they will not jeapordise this by poor workmanship or failing to honour warranties.

We built our house through Beattie homes, based in Calgary and had a very positive home buying ex-perience. For the first 3 months we were still in the UK (we did the deal whilst on vacation) and dealt with issues via fax and phone. Once in Canada, the house was finished 2 weeks early and we are very happy with our purchase!

If you buy a new home you may be able to use the builder's lawyer free of charge to do the paperwork. They will always act for the builder in case of a dispute but this can save you money in normal circumstances.

Otherwise, you will have to pay for your own lawyer to carry out the legal work and to close the deal. It is worth finding a lawyer who specialises in real estate. By the time the additional costs (searches/title regis-try etc.) and GST are added the fees may be close to $1,000.

Most lenders will make the mortgage offer subject to an appraisal on the property. This may be worth doing as a condition on your offer to buy to make sure the house is ok or to give you some negotiating leverage if you want one to restore. Remember, though the houses are well built, they are mainly wooden and perceptible to a whole host of problems that may be expensive to fix. For example, most roofs will need to be replaced every 20 years or so. Problems found several months after purchase can ruin your home buying experience.

We aim to have a dedicated home buying resource page for each city soon. This will provide links to pro-fessionals (Lawyers, Realtors, Appraisers etc.) offering their services in those particular areas. Please check out the Real Estate links in the cities you are interested in for more information.

Insurance

Nearly all lenders will require some sort of life and buildings insurance on the property. You can take out a life policy that will pay off the mortgage balance in the event of one or both of the mortgagee's deaths. Another option is to take out an independent life policy for a fixed sum that will cover the mortgage balance and then leave some extra.

Buildings insurance is normally linked to contents cover as well and it definitely makes sense to have both. Why go through all the effort and stress of moving countries and then not adequately protect youself, family and belongings?

Once You Are In!

After the home buying is complete there are plenty of other processes to be completed.

The owner of each property is required to pay local property taxes. This normally equates to approximately 1% of the assessed value of the home, paid annually. Do note that the property value may be dif-ferent than the price you paid as it is set by the local council and assessed each year.

These taxes go directly to the local council and will pay for the local services (police, fire, ambulance etc.) and schooling. When you move in you will submit a form detailing which school board you want the money to go to. Contact your local council for exact details of what services are covered by their budget. Some areas have a monthly payment scheme that can be included with the mortgage payments - your lawyer and mortgage lender should discuss this option.

The household utilities will have to be changed over into your name - the builder’s rep or your realtor will be able to assist with contact details for these. These include cable/satellite TV, electrics, gas, phone, garbage collection, recycling, water supply and sewage.

Most services are now privatised so you should have some choice (unless you are in the wilderness!!). We had to pay a security deposit as we had no credit history with the electrical, gas and phone companies - we have since been reimbursed (after 12 months) by the electrical company. After about 6 months you should be able to enroll in a monthly budget plan if you want and some service providers may offer fixed rate contracts.

Your realtor should be able to provide an estimated cost of utilities for different sized properties to assist with any rough budgets you wish to calculate.