Buying a new construction home in Winnipeg is an exciting milestone. Whether you’ve chosen a brand-new home in Waverley West, Bridgwater, Sage Creek, or one of Winnipeg’s growing suburban communities, there’s something special about selecting finishes, watching your home take shape, and knowing no one has ever lived there before.
But once you’ve signed the purchase agreement with the home builder, many buyers wonder: What happens next?
The process of buying a new build home in Manitoba is different from purchasing a resale home. Timelines, payments, and responsibilities can vary depending on the builder and the type of home you’re buying.
Here’s a step-by-step guide to what happens after you sign a purchase agreement with a new home builder in Winnipeg, including tips to protect your investment and keep the process stress-free.
Step 1: Conditional Period (If Applicable)
Many new home purchases include a conditional period immediately after signing the purchase agreement.
This short period—typically 5–10 business days—gives you time to:
Secure Financing Approval:
Even if you have a pre-approval, your lender will need to review the specific property and builder documents.
Some lenders require appraisals or additional paperwork for new builds.
Review Legal Documents:
Your lawyer will review the Agreement of Purchase and Sale (APS) to ensure all builder commitments are clearly written.
They’ll check for completion dates, upgrade costs, and warranties.
Pro Tip:
If your builder allows, don’t skip this conditional period. It’s your safety net to confirm financing and legal details before becoming fully committed.
Step 2: Mortgage Finalization
After signing the purchase agreement, your mortgage process officially begins.
Here’s what happens:
Your lender reviews the agreement to confirm the purchase price, deposit, and closing timelines.
An appraisal may be ordered—even for new builds, to ensure the property meets lending standards.
Rate locks may come into play if your possession is months away. Some lenders in Winnipeg offer long-term rate holds for new construction purchases.
Why this matters:
Closing on a new build can take 6–18 months, depending on the construction stage.
Ensure your mortgage approval aligns with your possession date to avoid last-minute issues.
Step 3: Builder Deposit & Payment Schedule
Unlike buying a resale home, where you typically submit a single deposit, new home builders in Manitoba often require staged payments.
Common scenarios:
Initial Deposit at Signing: Usually 5%–10% of the purchase price.
Progress Payments: Depending on the builder and home stage, additional payments may be required at:
Foundation completion
Framing or lock-up stage
Before possession
Important:
Always ensure deposit payments are made as directed by your lawyer or builder, and get written receipts.
Step 4: Design & Upgrade Selections
One of the best parts of buying a new construction home is personalizing it.
After signing your purchase agreement, your builder will invite you to the design or selections appointment to choose:
Flooring, cabinetry, and countertops
Wall paint and trim
Lighting and plumbing fixtures
Optional upgrades like fireplaces, smart home features, or energy-efficient packages
Tips for Winnipeg buyers:
Stick to your budget: It’s easy to overspend on upgrades.
Focus on long-term value: Kitchens, bathrooms, and flooring upgrades usually add the most resale appeal.
Check builder deadlines: Some choices need to be made early to avoid construction delays.
Step 5: Construction & Progress Updates
Once selections are complete, your builder will begin or continue construction.
What to expect:
Progress updates: Many Winnipeg builders provide photos, emails, or scheduled walkthroughs.
Weather-dependent timelines: Manitoba’s climate can affect the pace of exterior work, especially during winter.
Change-order deadlines: Any last-minute changes could incur extra costs.
Pro Tip:
Stay in touch with your builder but avoid visiting the site without permission—it’s an active construction zone.
Step 6: Pre-Possession Walkthrough
As your home nears completion, you’ll be invited to a pre-possession walkthrough (also called a PDI – Pre-Delivery Inspection).
During this visit:
The builder will show you how everything works—furnace, water shutoffs, appliances.
You’ll check for deficiencies like paint touch-ups, cabinet alignment, or flooring scratches.
A deficiency list will be created for the builder to address before or shortly after possession.
Step 7: Final Closing & Possession
Your lawyer and lender will coordinate the final steps to close:
Mortgage funds are transferred to the builder.
Final inspection is often done to ensure agreed-upon deficiencies are resolved.
Keys are handed over—you officially own your new home!
Winnipeg buyers tip:
Confirm utility hookups and mail forwarding before move-in.
Double-check your home insurance is in place for possession day.
Step 8: Warranty & After-Sales Service
All new homes in Manitoba come with mandatory new home warranty coverage (via the New Home Warranty Program of Manitoba).
Typical coverage includes:
1 year: Workmanship and materials
2 years: Mechanical systems (plumbing, electrical, HVAC)
5–10 years: Structural components
Keep in mind:
Report any deficiencies promptly to the builder or warranty provider.
Many builders schedule a 30-day and 1-year follow-up inspection.
Final Thoughts
Signing a purchase agreement with a new home builder in Winnipeg is just the first step in an exciting journey. From mortgage finalization to design selections and eventual move-in, each stage requires planning, patience, and attention to detail.
By knowing what to expect after signing and working closely with your realtor, mortgage broker, lawyer, and builder, you can enjoy a smooth and stress-free path to homeownership.
Thinking about buying a new construction home in Winnipeg? I can guide you through the process, from choosing the right builder to reviewing agreements and securing financing.
📩 Reach out today for expert advice and personalized support on your new home journey!
