Buying pre-construction in Ontario means buying a home before it is built, from the builder's plans, and moving through a set sequence. You register for early access, sign an agreement of purchase and sale, use a 10-day cooling-off window on new condos, pay a staged deposit, wait out construction, and take ownership once the home is finished. This guide is the map of that whole path. Each stage below is a short, self-contained answer, with a link to the deep-dive guide when you want the detail.
We have walked buyers through more than 70 of these deals. The order almost never changes. What changes is whether you are buying a freehold home (you own the land) or a condo (you own a unit), because condos add two steps that freehold does not have. We flag those as we go.
Step 1: Register for early access
Start by registering, because the best pricing and unit selection happen before the public launch. Builders release pre-construction projects in stages. The first stage, often called VIP or platinum access, goes to registered buyers and their brokers before the general public sees a price list. Registering is free, takes under a minute, and carries no obligation. It gets the floor plans, the price list, and the current incentives sent to you in the first window. That early look is where the real decisions get made, so this is not a step to skip. Our guide to VIP and platinum access explains how the release stages work.
Step 2: Reserve with a worksheet
When a project you like opens, you submit a worksheet to reserve a spot. A worksheet is the builder's reservation form. It states the models and lots or suites you want, in order of preference, and it is not a binding contract. If the builder allocates you a unit, you move to signing. If the release is oversubscribed, the worksheet is how the builder decides who gets what. Filling it out well, with realistic backup choices, matters more than buyers expect.
Step 3: Sign the agreement of purchase and sale
The agreement of purchase and sale is the binding contract that sets your price, your unit, your deposit schedule, and the builder's closing dates. Read it carefully, because pre-construction agreements are long and written by the builder's lawyers. Watch for the deposit schedule, the list of what is included versus an upgrade, the assignment and leasing clauses, and the closing dates. On a new condo, the builder must also give you a disclosure statement, which describes the building, the budget, and the rules. Have a real estate lawyer review the agreement before or during the cooling-off period.
Step 4: Use the 10-day cooling-off period (condos)
On a brand-new condominium, you get a statutory 10-day cooling-off period, which lets you cancel the deal for any reason and get a full refund of your deposit. This right comes from the Condominium Act, 1998, and the 10 days run from the later of the day you receive the signed agreement or the day you receive the disclosure statement. Use those 10 days: have your lawyer read the disclosure statement, confirm your financing, and make sure the numbers work. Important accuracy point: freehold pre-construction does not currently get this statutory cooling-off. A separate 10-day freehold cooling-off was created by the Homeowner Protection Act, 2024 but is not yet in force. Our cooling-off period guide covers exactly what to check during those 10 days.
Step 5: Pay your deposit on schedule
After signing (and after the cooling-off window on a condo), you pay your deposit in instalments over months, not all at once. Pre-construction deposits in the GTA typically run 15 to 20 percent of the purchase price, spread across set dates: a first amount with the agreement, then further instalments at 30, 90, 180, and 365 days, and often a further amount at occupancy on a condo. Your deposit is held in trust, and on a new condo it is protected by Tarion up to a limit if the builder fails. The full breakdown, including the freehold protection gap, is in our guide to deposit structures.
Step 6: Wait out the construction period
During construction, your job is mostly to stay financed and stay patient, because building a home or a tower takes years and the dates can move. A freehold community might take one to three years to build your home. A condo tower can take three to five years or longer from launch to move-in. Your agreement includes a Statement of Critical Dates that governs how the builder may extend closing and what notice it must give. If the builder delays improperly, Tarion pays delayed closing compensation of $150 per day for living expenses up to a maximum of $7,500. Keep your mortgage pre-approval current, since final approval happens closer to closing.
Step 7: Interim occupancy, on condos only
Condo buyers hit one extra stage: interim occupancy, where you move in and pay the builder a monthly occupancy fee before you legally own the unit. This happens because your suite is ready before the whole building is registered as a condominium corporation. During occupancy you pay a monthly fee that roughly covers the builder's carrying cost, and it does not pay down your mortgage. It can last a few months or well over a year on a high floor of a large tower. Freehold buyers skip this entirely. Our guide to interim occupancy and occupancy fees explains how the fee is calculated.
Step 8: Final closing and title
Final closing is the day title transfers to you, your mortgage funds, you pay the remaining balance and closing costs, and the home is legally yours. On a condo, this is after the building registers. On a freehold home, final closing is your single move-in-and-own date. Budget for closing costs beyond the deposit: land transfer tax, legal fees, Tarion enrolment, development levies, and builder adjustments. These can add tens of thousands of dollars, and unlike a resale purchase they are easy to underestimate. Our closing costs guide lists every line so nothing surprises you at the lawyer's office.
After closing: your warranty and your options
Once you own the home, a Tarion warranty covers it, and if your plans change you may be able to sell the contract before closing. Every new home in Ontario carries a mandatory builder warranty backed by Tarion, running 1, 2, and 7 years from possession. Read our Tarion warranty guide to see what each period covers. If you need to exit before final closing, some agreements allow an assignment sale, where you sell your contract to a new buyer. The rules and taxes are specific, so start with our guide to assignment sales.
Where we fit in
We represent the buyer, never the developer, and the whole path above is where that matters. Before you sign, we read the agreement and the critical dates with you. During the cooling-off window, we make sure your lawyer and lender have what they need. At closing, we check that the adjustments and warranty timelines are right. It is unglamorous work, and it is where a buyer at an information disadvantage gets even.
Ready to start at Step 1? Register for pre-construction alerts to get price lists and floor plans for new GTA launches in the first window, before the public sees them. Free to register, no obligation.
Frequently Asked Questions
How does buying pre-construction work in Ontario?
You register for early access, reserve a unit with a worksheet, sign an agreement of purchase and sale, use a 10-day cooling-off period on new condos, pay a staged deposit over months, wait through construction, and close once the home is finished. Condos add an interim occupancy stage before final closing. Each stage is governed by your agreement and, for condos, the Condominium Act, 1998.
How long does the pre-construction process take?
It depends on the home type. A freehold community typically takes one to three years from signing to move-in, while a condo tower often takes three to five years or longer. Your agreement includes a Statement of Critical Dates that governs how the builder may extend closing and what notice it must give you.
How much deposit do I need for a pre-construction home?
In the GTA, pre-construction deposits typically run 15 to 20 percent of the purchase price, paid in instalments over months rather than all at once. A common schedule is a first amount with the agreement, then further instalments at 30, 90, 180, and 365 days, plus a further amount at occupancy on a condo.
Do I get a cooling-off period on a pre-construction home?
New condominiums get a statutory 10-day cooling-off period under the Condominium Act, 1998, during which you can cancel for any reason and get a full deposit refund. Freehold pre-construction does not currently get this right. A separate 10-day freehold cooling-off was created by the Homeowner Protection Act, 2024 but is not yet in force.
What is interim occupancy in a pre-construction condo?
Interim occupancy is the period when you move into your new condo and pay the builder a monthly occupancy fee before you legally own the unit. It happens because your suite is ready before the building is registered as a condominium corporation. The fee does not pay down your mortgage, and freehold buyers skip this stage entirely.
What happens at final closing on a pre-construction home?
At final closing, title transfers to you, your mortgage funds, and you pay the remaining balance plus closing costs like land transfer tax, legal fees, Tarion enrolment, and builder adjustments. On a condo, final closing happens after the building registers. Budget for these costs early, since they can add tens of thousands of dollars beyond the deposit.