Seller's Guide
The Real Cost of Selling a House in Quebec
Most sellers calculate their net proceeds like this: sale price, minus the mortgage balance, minus broker …
New construction is seductive. Everything is fresh, under warranty, and exactly what you specified. No previous owners, no deferred maintenance, no surprises hiding in the walls.
That’s the pitch. The reality is more complicated, and in Quebec, the specific rules governing new construction purchases are different enough from resale that buyers need a separate education.
The GCR Warranty: What It Covers (and What It Doesn’t)
In Quebec, all new residential construction sold by a professional builder is covered by a mandatory warranty administered by Garantie Construction Résidentielle (GCR). This warranty is not optional, and any builder who claims to offer a property outside the GCR plan for new construction is operating outside the law.
The GCR warranty covers:
Before delivery:
- Deposit protection if the builder fails to complete the project
After delivery:
- 1 year: Finishing defects (workmanship issues, poor fit and finish)
- 3 years: Hidden construction defects that compromise habitability
- 5 years: Major structural defects
What it does NOT cover: normal wear and tear, damage caused by the owner, issues arising from modifications made by the owner, and appliances (which carry separate manufacturer warranties).
Knowing these timelines is critical. A defect you discover in year 2 that you don’t report until year 4 may no longer be covered. Inspect systematically and report issues in writing within the coverage periods.
The Price You See Is Not the Price You Pay
Every new development has a “base price” and then a list of upgrades, extras, and options. What developers consistently understate upfront is how dramatically those extras can multiply the final cost.
Standard extras that add significantly to the base price:
- Kitchen upgrades (countertops, cabinets, appliances)
- Flooring upgrades beyond the builder standard
- Electrical package upgrades (additional outlets, pot lights)
- Insulation upgrades
- Parking (sometimes not included in base price)
- Utility hook-up fees
It’s not unusual for a condo with a base price of $350,000 to end up at $430,000+ after selections. Always ask for the full list of standard inclusions and price the extras you actually want before comparing new construction to resale alternatives.
Delays Are Normal. Plan for Them.
Builder timelines are optimistic by nature. A project marketed as delivering in 18 months may take 24-30. Supply chain disruptions, permitting delays, and contractor availability all introduce uncertainty that falls on the buyer’s side, not the builder’s.
If you’re buying new construction, do not:
- Give notice at your rental before you have a firm and written delivery date
- Arrange moving services far in advance of the estimated delivery
- Count on a specific possession date for any planning that has real consequences
Do:
- Build financial flexibility to extend your current housing situation
- Get every delivery commitment in writing
- Understand the contract’s provisions for delays and what remedies (if any) you have
The Developer’s Sales Representative Is Not Your Advocate
The sales representative at a new development project works for the developer. Their job is to sell units. They are helpful, professional, and often genuinely informative, but they are not your representative.
In a resale transaction, your broker represents you. In a new construction purchase directly from a developer, you may be entering a contract that was written by the developer’s lawyers to protect the developer’s interests.
Having a notary or lawyer review any new construction contract before you sign is strongly recommended. The cost is minimal relative to the contract value, and the protection can be substantial.
New Construction vs. Resale
New construction has real advantages: GCR coverage, no deferred maintenance, modern energy efficiency, and the ability to personalize. It also carries real risks: pricing opacity, delivery delays, and the fact that you’re buying something that doesn’t fully exist yet.
Resale has the opposite profile: what you see is what you get, the transaction closes faster, and the price is typically more negotiable, but you inherit the previous owner’s maintenance decisions.
The right choice depends on your situation, your timeline, and your risk tolerance. For clients who need certainty about their move date or who have existing housing they can’t carry indefinitely, resale usually wins. For clients with flexibility and a clear vision for their finished home, new construction can be excellent.
Comparing new construction options with resale? Let’s work through the analysis together.
Georges Matar
Residential Real Estate Broker · RE/MAX DU CARTIER INC.
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