Interactive calculators for closing costs, HST rebates, land transfer tax, warranties, and moving
2025-2026 RatesOntario Official BracketsPre-Construction Ready
Statement of Adjustments Calculator
Is Pre-Construction?
First-Time Home Buyer?
Don't guess this number. It's set by the municipality and passed through by your builder. Toronto condos: $50K–$100K+. Mississauga/Brampton: $30K–$65K. Smaller cities: $10K–$30K. Find the exact amount on your Agreement of Purchase & Sale.
RRSP Home Buyers' Plan: Withdraw up to $60,000 from your RRSP tax-free for your first home. Must repay over 15 years.
TFSA: Your TFSA savings can be used for a down payment with no tax consequences.
FTHB Tax Credit: $750 non-refundable federal tax credit (15% of $5,000).
Closing Cost Budget: Set aside 1.5%–4% of purchase price for closing costs that can't be rolled into your mortgage.
Estimated Closing Breakdown
⚠ Development charges not confirmed
Enter the exact amount from your Agreement of Purchase & Sale in the "Development Charges" field for an accurate balance. Municipal rates vary widely:
Toronto condos: $50,000 – $100,000+
Mississauga / Brampton: $30,000 – $65,000
Smaller cities: $10,000 – $30,000
Builder Price (HST-Inclusive)$800,000
Credits
Deposit-$100,000
HST Rebate (see HST tab)-$119,600
Adjustments
Property Tax (prorated)+$2,450
Condo Maint Fee (prorated)+$480
Utility Connections+$350
Builder Fees (Pre-construction)
Tarion Warranty Fee+$1,214
Education Levy+$1,500
Art/Parks Levy+$450
Meter Installation+$750
Builder Admin Fee+$0
Development ChargesEstimate — confirm on APS+$0
Taxes
Land Transfer Tax (see LTT tab)+$12,475
BALANCE DUE ON CLOSING$800,669
HST Rebate Engine
Is Primary Residence?
First-Time Home Buyer?
Is Assignment Sale?
Warning: FTHB GST/HST Rebate is NOT applicable to assignment sales. Assignment purchasers are generally not eligible for the new housing rebate unless they are the first occupant of the home as a primary residence.
2026 Expanded Rebate: For agreements signed between April 1, 2026 and March 31, 2027, the federal government has proposed an expanded 13% HST rebate (up to $130,000) on qualifying new homes. Check with your accountant for the latest rules.
Rebate Comparison
Current Law
$24,000
Federal (5% FTB) + Ontario PST — stacked
Federal (GST 5%)$0
Ontario (PST 8%)$24,000
Not applicable to your purchase
2026 Expanded
$104,000
Enhanced Federal Rebate
HST Rebate (13%)$104,000
Max Cap$130,000
You save an extra $0 vs old rules
The 2026 Expanded Rebate replaced the old Current Law rebates entirely — they do not stack.
Your HST Math, Step by Step
1 Builder Price (HST-Inclusive)
$800,000
2 HST Embedded in Price
price ÷ 1.13 × 0.13 — informational only, already in your price
$92,035
3 Rebates Applied
Federal GST Rebate (5%)
-$40,000
Ontario PST Rebate (8%)
-$24,000
2026 Expanded HST Rebate NEW LAW
-$104,000
Total Rebates Applied Current Law
-$64,000
4 Effective Property Cost After Rebate
$736,000
Government bonus: Your rebate exceeds the embedded HST by $11,965 — that's extra money back from the government beyond just refunding the HST inside your price.
Assignment sale: The 2026 Expanded Rebate does NOT apply to assignment purchasers. Only Current Law rebates are shown.
Not legal or tax advice. Final HST rebate depends on builder's net/gross pricing structure and CRA adjudication. Consult your lawyer and accountant.
FTHB GST Relief (5%)$40,000
First-Time Buyer GST Relief: For homes priced at $1M or less, first-time buyers may receive full GST relief (5% of purchase price).
Toronto Municipal LTT: Properties in the City of Toronto (postal codes starting with M) are subject to an additional Municipal Land Transfer Tax with identical bracket rates.
Land Transfer Tax Breakdown
Ontario Land Transfer Tax$12,475
Toronto Municipal LTT$12,475
Gross Total$12,475
FTHB Refunds
Provincial Refund-$4,000
Municipal Refund (Toronto)-$4,475
(enable First-Time Buyer toggle)$0
NET PAYABLE$12,475
Bracket Breakdown
$0 – $55,000 @ 0.5%$275
$55,000 – $250,000 @ 1.0%$1,950
$250,000 – $400,000 @ 1.5%$2,250
$400,000 – $800,000 @ 2.0%$8,000
$2,000,000+ @ 2.5%$0
Tarion Warranty Coverage & Legal
Warranty Timeline
Year 1 — Materials & Workmanship
Coverage Details
• Unauthorized substitution of materials specified in the purchase agreement
• Defects in materials, including windows, doors, and hardware
• Defects in workmanship (drywall cracks, paint, trim, caulking)
• Doors and windows that do not operate properly
• Defective flooring, countertops, and cabinet installation
Year 2 — Plumbing, Electrical & Building Envelope
Coverage Details
• Water penetration through basement, walls, windows, and roof
• Defects in plumbing, heating, and electrical distribution systems
• HVAC deficiencies (heating and cooling not performing to specs)
• Any defect that materially affects the use of the building as a residence
Builder Agreement Warning: Builder agreements often allow unilateral modifications to plans, specifications, and materials without purchaser approval. Always review the permitted changes clause carefully.
Legal Advice: Always have a real estate lawyer review the Agreement of Purchase and Sale before signing. Pre-construction agreements contain complex provisions regarding deposits, occupancy, and closing that differ significantly from resale transactions.
Pre-Delivery Inspection (PDI) Checklist
0 of 30 checked (0%)
Kitchen
Bathrooms
Living Areas
Exterior
Systems
Find Your Professional
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Real Estate Lawyer
Essential for reviewing your Agreement of Purchase and Sale, handling title searches, registering the mortgage, and managing the closing process. Budget $1,500–$2,500 for legal fees.
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Home Inspector
For resale properties, a home inspection identifies potential issues before you commit. Costs $400–$600 for a standard inspection. Not typically needed for pre-construction PDI.
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Mortgage Broker
A broker shops multiple lenders to find the best rate and terms for your situation. Their fee is typically paid by the lender. Get pre-approved before you start searching.
Moving Countdown & Checklist
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days until closing
30 Days Before 30 days
21 Days Before 21 days
14 Days Before 14 days
7 Days Before 7 days
3 Days Before 3 days
Closing Day Day 0
⚠ What Not to Pack — Safety Guide
Propane tanks, gasoline, lighter fluid
Paint, stain, solvents
Cleaning chemicals, bleach, ammonia
Fireworks, ammunition
Perishable food (if long distance)
Important documents (carry personally)
Moving Day Tips: Label every box with room name and contents. Keep a box of essentials (toiletries, chargers, snacks, medications, change of clothes) with you. Take photos of electronics wiring before disconnecting.
Utility Contacts (Ontario): Most utilities require 2–3 weeks notice. Contact your local hydro provider, Enbridge Gas, and your chosen internet provider to set up accounts. Water is typically transferred through the municipality.
Insurance Reminder: Your mortgage lender will require proof of home insurance before funding your mortgage. Contact your insurance broker at least 30 days before closing to ensure your policy is in place.
