Buying Directly From a Builder in Edmonton: 15 Questions to Ask Before You Register
The short answer
When you're buying directly from a builder without your own representative, the burden of asking the right questions shifts entirely to you. These 15 questions — grouped into price, contract, lot and representation — cover the areas where builder purchase agreements most often surprise unrepresented buyers.
Key takeaways
- Buying directly is common and legal — but nobody is reviewing the deal from your side unless you do it yourself.
- Price questions matter most: get every inclusion, upgrade, and fee in writing before you register.
- Ask about the completion-date clause specifically — it's the term that causes the most disputes later.
- Lot premiums and grading are negotiated less often than buyers assume, but it's still worth asking how they were set.
- Even unrepresented, you still need a real-estate lawyer to review the contract before you sign.
What does "buying directly" actually change?
Buying directly from a builder — without a buyer's representative of your own — doesn't change the legal process. You still sign a purchase agreement, still go through the same deposit and completion structure, and still have the same right to a lawyer's review. What changes is who is asking the questions on your behalf. Normally that job splits between a buyer's representative and a lawyer; buying directly, it's entirely yours until the contract reaches a lawyer's desk.
That's a manageable job with the right list in hand. The 15 questions below are grouped by theme so you can work through them in one conversation or one email to the builder's sales team.
Price & inclusions questions
- Is GST included in the advertised price, or added on top? Alberta new-builds are subject to GST, and how it's presented varies by builder. See our financing guide for how the GST rebate works.
- What exactly is included at this price, and what counts as an upgrade? Ask for a written specification sheet, not a verbal summary.
- What is the lot premium on this specific lot, and how was it calculated? Premiums vary by lot size, backing, and orientation within the same community.
- Are there current incentives, and do they expire before I'm ready to register? Builder promotions are often time-limited.
- What deposit schedule applies, and is it refundable under any circumstances? Get the specific dollar amounts and dates, not just percentages.
Contract & timeline questions
- What is the estimated completion date, and how firm is it? Ask specifically what happens if it moves — and by how much before you're entitled to anything.
- What triggers a price change after I sign? Some agreements allow adjustments for material costs or scope changes; know the conditions.
- What happens if I need to walk away from the deal? Understand the deposit-forfeiture terms before you're emotionally committed.
- Who handles the pre-possession inspection, and when does it happen? This is your main chance to flag deficiencies before taking possession.
Get it in writing. Verbal answers from a show-home visit are easy to misremember later. Ask for written confirmation of anything that affects price, timeline, or inclusions — most builders will provide this without hesitation.
Lot & construction questions
- What is the lot's grading and drainage plan? Especially relevant on corner lots, walkouts, or anything backing onto a green space.
- Which finishing materials and brands are standard, and which are upgrades? Ask for the same specification sheet in writing referenced above, applied to construction quality specifically.
- What warranty coverage applies, and who administers it? Our new home warranty guide covers how Alberta's coverage periods actually work.
- Are there any known site conditions — soil, utilities, easements — that affect this lot?
Representation & registration questions
- What is your registration policy if I decide I want my own representative later? See our piece on bringing a realtor after your first visit — the timing here is often stricter than buyers expect.
- Does bringing my own representative change the price I'm quoted? In most cases it shouldn't — see our guide on whether you need a realtor for how buyer-side commissions typically work.
You can also start from the homes themselves — browse current new-construction listings across the Edmonton area before your first show-home visit, so you walk in already knowing roughly what similar homes are asking.
Ready to look at actual homes?
Want a second opinion before you register? Get in touch — no obligation, and no pressure to use us.
Ryan McCann
Ryan is an Edmonton-based new-construction specialist with MaxWell Polaris and the person behind MoveNew. He's helped over 2,200 clients in the Edmonton area buy and sell their home.
Contact Ryan today at 780-964-8445 to start your new home journey.
Last reviewed 4 August 2026. General information for Edmonton-area buyers — not legal advice. Builder terms and policies vary and change; confirm current details directly with the builder and your own lawyer.
Frequently asked questions
Are these questions really necessary if I trust the builder?
Trust in the builder's reputation and clarity on the specific terms of your deal are different things. Reputable builders answer these questions easily; asking doesn't imply distrust.
Can I ask these questions by email instead of in person?
Yes, and it's often better — you get written answers you can refer back to later, rather than relying on memory from a show-home conversation.
Will asking a lot of questions slow down my registration?
It shouldn't. A builder's sales team fields these questions routinely. If a builder seems reluctant to answer directly, that itself is useful information.
Do I need a lawyer even if I ask all these questions myself?
Yes. These questions help you understand the deal before you sign; a real-estate lawyer's contract review is a separate, necessary step regardless of how well-prepared you are.
What if I have a home to sell?
That is common, and it is worth planning early. The timing question is how a builder's possession date lines up with the sale of your current home — completion dates can move, and carrying two homes or bridging the gap has a real cost. Start with a free home evaluation so you know what your current home is worth, then read our guide to selling before buying new construction.
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