Extra Buying Costs
As a home purchaser in B.C. you may be responsible for the following costs:
Completion costs guide
PROPERTY TRANSFER TAX & FIRST-TIME HOME BUYERS' PROGRAM
When a residence is purchased a Property Transfer Tax (PTT) is applied. The tax is calculated at one per cent on the first $200,000 and two per cent on the remainder. The First-Time Home Buyers' Program offers an exemption to the PTT if the fair market value of the residence is $425,000 or less. In all regions there is also a proportional exemption for first-time buyers of homes with a fair market value up to $25,000 above the thresholds. This means in the Greater Vancouver area, homes valued up to $350,000 ($325,000 threshold + $25,000 proportional exemption) will be charged a pro-rated PTT.
PREPAID PROPERTY TAXES OR UTILITY BILLS
You will have to reimburse the sellers for any prepaid property taxes or utilities.
Mortgage loan insurance and application fee - If you get a high-ratio mortgage (a mortgage where you pay less than a 20 per cent down payment) you will have to buy mortgage loan insurance from CMHC or a private company. If you qualify for a vie per cent down payment, CMHC charges an insurance fee that equals 3.25 per cent of the mortgage. If you put 10 or 15 per cent down, your insurance fees will decrease to two per cent and 1.75 per cent respectively. The insurance premium usually gets added to your mortgage.
You will also have to pay an application fee. CMHC's standard fee is $235 + Hst. CMHC also offers a basic service for a $75 + HST fee but it must be accompanied by an appraisal.
DISBURSEMENTS TO LAND TITLES OFFICE
These fees are approximately $300. Your lawyer/notary will arrange this payment.
Before your lender approves your mortgage, you may be required to have an appraisal done. Sometimes your lender covers this cost otherwise you are responsible for covering this cost. The fee ranges from $150 to $350 + HST.
If you buy a newly constructed home, you must pay the 12 per cent HST. However, if your house is less than $450,000 you may be eligible for a rebate
- GST is calculated at 6% on an Purchase Agreement signed on or before October 30, 2007. Purchasers are eligible to claim a transitional rebate from Canada Revenue Agency.
- GST is calculated at 5% on any Purchase Agreement signed after October 30, 2007,but on or before November 18, 2009.
- HST is calculated at 12% on any Purchase Agreement signed after November 18, 2009. GST/HST New Housing Rebates apply if the Buyer qualifies (according to Purchase Price etc)
Your lender may require an up-to-date survey of the property. If the seller did not provide you with one, you will have to pay to have one done. The fee ranges from $150 to $350 + HST.
HOME INSPECTION FEE
Most REALTORS® recommend that you get a home inspection by a certified home inspector. It will cost you from $150 to $350 + HST for a smaller house. Large houses may cost more.
Lawyers/Notaries fees for closing the sale range according to the complexity of the deal but they should range from $600 - $1500 + HST.
First time buyer exemption available upon meeting the following qualifications:
- Must be financing 70% or more of the purchase price.
- Mortgage term at least one year & Mort balance cannot be reduced by more than $11,000 or below 70% of the amount borrowed, during the 1st year.
- Purchaser never owned an interest in a principal residence before … anywhere!
- Purchase price not to exceed $375,000.
- B.C. resident for more than one year prior to registration/permanent resident of Canada.
- Property will be principal residence.
*A buyer who ceases to maintain the residence as his principal residence prior to the first anniversary of the registration date may be eligible for a pro-rated exemption.
* A property with a fair market value of up to $25,000 more than the above limits may be eligible for a proportionate amount of the exemption.
*Other requirements may apply-contact Property Transfer Tax info line 1-250-387-0604 for details/changes.
*Pre-completion (new homes) Tax is based on “market value” at the time of completion.
- Adjustments Costs any prepaid utilities/taxes paid by the seller prior to closing.
- Mortgage application and appraisal fees that the financial institution may charge.
- Survey certificate/Title insurance (house), if required by the lender.
- Legal Fees for closing and conveyance. $800 - $1,200+ + HST
- Property Insurance as required by the lender.
- Harmonized Services Tax – HST. (Federal / Provincial. New properties only & can be rolled intomortgage)
*3.5 – 6% of the purchase price (approx). Rebates available for principal residence, based on purchase price & on a sliding scale. i.e: $350K or less – 36% max or $8,750. approx. 3.5% GST. Sliding scale based on purchase price $350 - $450K. No rebate over $450K
*contact your accountant or the GST info line (1-800-959-5525) www.ccra.gc.ca for further details/qualifications.
- Sales commissions (Realtors).
*Seller pays these fees in most cases.
NOTE: Potential home owners often overlook additional costs associated with the purchase of a home. These extra costs add at least 3% to the basic purchase price. The above information should not be relied upon as complete and is subject to change. Provider of the above information not responsible for it’s accuracy. All costs are approximate.