Buying a new build sounds straightforward. Pick a model. Pick a lot. Sign. Wait for keys.

In real life, it’s a bunch of small decisions that can cost you time and money if you rush them.

This is a simple, step-by-step guide for buying a Sterling Homes place in Calgary. It’s not a sales pitch. It’s the stuff that helps you stay organized and avoid common surprises.

Step 1: Get clear on what you actually need

Start with your routine, not the showhome.

Ask yourself:

  • Do you need a garage, or just parking?
  • Do you need a home office with a door?
  • Do you want a yard you’ll actually use?
  • Do you care about quiet bedrooms?
  • How long do you plan to stay? (2 years, 5 years, 10+?)
  • What’s your commute limit in rush hour?

Write down your “must-haves” and “nice-to-haves.”

If you don’t do this early, you’ll end up buying a layout you like visually but hate daily.

Step 2: Know your real budget (not just the purchase price)

New builds come with extra costs that hit right after possession.

Your real budget should include:

Closing costs

  • Lawyer fees and disbursements
  • Home insurance starting on possession day
  • Moving costs
  • Utility hookups or deposits (sometimes)

Move-in costs (common with new builds)

  • Blinds / window coverings
  • Landscaping and fencing (often not included)
  • Deck or patio (if you want one)
  • Basic storage setup (shelving, hooks, organizers)
  • Tools and basics (hoses, shovel, ladder, furnace filters)

If you want the simple version: don’t max out your budget on the house itself. Leave room to finish the basics.

Step 3: Get a mortgage plan early (especially for a new build)

New builds add one extra issue: time.

If your home won’t be ready for months, your mortgage approval and interest rate situation can change.

Do these early:

  • Get pre-approved (not just “pre-qualified”)
  • Ask how long your rate hold lasts
  • Ask what happens if completion is delayed
  • Don’t take on new debt during the build (car loans, financing furniture)

If you’re not sure what you can afford, talk to a mortgage broker before you pick a model.

It saves you from falling in love with something that doesn’t work.

Step 4: Decide which type of Sterling Homes home fits best

Sterling Homes in Calgary can include different home types depending on the community. The type matters because it affects maintenance, noise, and cost.

Townhomes

Good if you want:

  • smaller space to clean
  • often a lower price point

Watch for:

  • shared walls (noise)
  • limited storage
  • stairs
  • parking setup (tandem garages can be annoying)

Laned homes (rear lane access)

Good if you want:

  • detached feel without front-garage pricing (often)
  • a more usable backyard (sometimes)

Watch for:

  • narrow main floors in some plans
  • garage-to-house entry that can be messy if there’s no drop zone

Front-garage homes

Good if you want:

  • winter convenience
  • more storage
  • easy garage-to-kitchen flow

Watch for:

  • the garage eating interior space
  • long, dark entry hallways
  • awkward living room walls for furniture

There’s no “best.” There’s only “best for your routine.”

Step 5: Pick the community like you’re picking a lifestyle

A great house in a bad spot won’t feel like a win.

Before you commit to a Sterling Homes community, do this:

  • Drive the commute during real rush hour
  • Check grocery and pharmacy distance
  • Look at schools (existing vs planned)
  • Visit in the evening (parking and noise feel different)
  • Pay attention to construction around the area

New communities often mean dust, noise, and trucks for a few years. That might be fine. Just know it going in.

Step 6: Understand “standard” vs showhome upgrades

Showhomes are designed to look finished and expensive. They almost always include upgrades.

Before you sign anything, ask Sterling Homes for a written list of what’s included in the base price for:

  • the exact model
  • in that community
  • on that lot

Common confusion items:

  • appliances included or not
  • ceiling heights
  • lighting fixtures vs basic fixtures
  • flooring type and where it’s installed
  • stair railings
  • side entrance (if available)
  • basement rough-ins (bathroom rough-in, etc.)
  • landscaping and fencing

If it matters to you, don’t rely on verbal answers. Get it in writing.

Step 7: Lot choice matters more than people expect

Two identical homes can feel totally different based on the lot.

When choosing a lot, check:

  • backing onto a busy road (noise)
  • future development behind you (ask what’s planned)
  • visitor parking and street width
  • yard shape (some lots waste space)
  • sun exposure (especially if you care about light inside)

Lot premiums can be worth it if they improve daily life. They’re not worth it if you’re paying for a “label” and not a real benefit.

Step 8: Review deposits and the contract carefully

Deposits usually come in stages. The schedule is in the contract.

Ask:

  • How much is due today?
  • When are the next deposits due?
  • Are deposits held in trust?
  • Under what conditions are deposits refundable?
  • What happens if financing falls through?

Then have a lawyer review the contract before you remove any conditions.

Don’t assume you can “just back out.” New build contracts are not the same as a typical resale deal.

Step 9: Choose upgrades like a practical person

Upgrades are where budgets go sideways. It happens fast because you’re making lots of choices in one sitting.

If you want to keep buying simple, follow one rule:

Upgrade what’s hard to change later.

Often worth considering (if offered):

  • extra outlets in useful places (office, kitchen, garage)
  • better lighting placement (locations matter more than fancy fixtures)
  • extra windows in dark rooms
  • basement bathroom rough-in (if you may finish later)
  • durable flooring in high-traffic areas
  • EV rough-in (if it’s likely for you)

Usually easy to do later:

  • paint
  • light fixtures
  • backsplash
  • cabinet hardware

Set an upgrade cap before your appointment. Write it down. Stick to it.

Step 10: Plan for timeline changes (because they happen)

Even good builds can get delayed. Weather, inspections, trade availability, supply issues.

Ask Sterling Homes:

  • Is the possession date firm or estimated?
  • How often will updates be shared?
  • How much notice will you get before possession?

Then plan your life with some flexibility:

  • If you rent, try to go month-to-month near the end
  • Don’t book movers too early
  • Keep a buffer in your rate hold plan

Most stress comes from planning around the earliest possible date.

Step 11: Walkthroughs and deficiency lists (do this properly)

A new home will have small issues. The goal is to catch them early and document them clearly.

Bring:

  • Phone charger (test outlets)
  • Notebook
  • Painter’s tape (optional)
  • Another person if you can

Check:

  • doors open/close and latch
  • windows open/close and lock
  • cabinets and drawers align
  • run taps and check under sinks for leaks
  • flush toilets and check refill
  • test bathroom fans
  • check flooring for damage or gaps
  • look for paint and drywall touch-ups

Take photos and write down the exact location (room + wall).

Ask how the list is submitted and tracked, and what gets fixed before possession vs after.

Step 12: Know how warranty works in Alberta

Alberta requires new home warranty coverage (through a warranty provider). Coverage is usually described in time periods (like year one, years two, etc.), and it depends on the issue category.

Ask Sterling Homes:

  • Who is the warranty provider for this home?
  • How do I submit warranty requests?
  • What’s considered normal settling vs a warranty issue?
  • Is there a 30-day and 1-year review process?

Then do the simple thing that saves you time:

  • Keep a digital folder with your contract, inclusions list, upgrade list, walkthrough notes, and photos with dates.

Should you use a realtor for a new build?

You can buy direct, or use a realtor. Either can work.

A realtor can help with:

  • comparing builders and communities
  • spotting layout problems
  • pushing for clarity on inclusions and costs
  • helping you stay organized

If you want to use one, ask about registration rules. Some builders require your realtor to be involved from your first visit to count.

Quick checklist: what to ask Sterling Homes (copy/paste)

Home + inclusions

  • What’s included as standard for this model in this community?
  • What in the showhome is upgraded?
  • Are appliances included?
  • What’s included for flooring, lighting, railings?

Lot

  • Is there a lot premium? Why?
  • What’s behind the lot now, and what’s planned later?

Timeline

  • Is possession estimated or firm?
  • How much notice before possession?
  • How often do you provide updates?

Money

  • Deposit schedule and refund rules?
  • Any extra fees at closing beyond legal costs?
  • What do most buyers need to buy right after move-in?

Warranty

  • Who is the warranty provider?
  • How are service requests submitted and tracked?

FAQs

Is buying a Sterling Homes new build in Calgary simpler than buying resale?

It can be simpler in early maintenance because major items are new. But you trade that for timeline uncertainty and move-in costs like blinds and landscaping.

What move-in cost surprises people the most?

Blinds and fencing/landscaping. They don’t feel urgent until you move in, then they suddenly are.

Can I do a home inspection on a new build?

Often yes, depending on access and timing. Many buyers do it for peace of mind. At minimum, do a detailed walkthrough and document everything.

How do I avoid overspending on upgrades?

Set an upgrade budget before you choose anything. Spend on what’s hard to change later (electrical, windows, rough-ins). Leave cosmetic stuff for later.

What’s the biggest mistake buyers make with floor plans?

Picking based on looks instead of flow. A kitchen that turns into a traffic jam will bother you every day.

Bottom line

If you want a simple buying process with Sterling Homes in Calgary, keep it basic:

  • Know your budget plus move-in costs
  • Get inclusions in writing
  • Choose the community like you’re choosing your routine
  • Pick a layout that works in real life
  • Document walkthrough and warranty items