Buying a new build is not hard because the steps are complicated. It’s hard because there are a lot of small details. Miss a few, and the whole thing feels stressful.

If you’re looking at Sterling Homes in Calgary, this post is a plain-English buyer guide. It’s not a pitch. It’s the stuff you should know before you sign, while the home is being built, and right after you move in.

Builders, communities, and contracts can vary. So use this as a checklist and confirm the details for the exact home you’re buying.

First thing: know what you’re buying (showhome vs your home)

Showhomes are staged. They almost always include upgrades. Some of the best-looking stuff is not standard.

Before you get attached, ask for a written list of what’s included in your purchase.

Common “I thought that was included” items:

• Appliances (sometimes included, sometimes not)
• Ceiling height (8’ vs 9’)
• Lighting (actual fixtures vs basic)
• Flooring type and where each type goes
• Railings and stair finishes
• Kitchen cabinets (style, height, soft-close, etc.)
• Side entrance (if available, often extra)
• Basement features (rough-ins, window sizes)
• Landscaping and fencing (often not included)

Don’t rely on “it’s usually included.” Get it in writing.

The real cost: base price is not the full price

Most new-build stress comes from money surprises, not the house itself.

Costs that show up at closing

These vary, but often include:

• Lawyer fees and disbursements
• Title insurance (often recommended)
• Home insurance starting on possession day
• Adjustments (taxes, utilities, etc., depending on your contract)
• Moving costs

Costs that show up right after possession

These catch people off guard:

• Blinds / window coverings (adds up fast)
• Landscaping and fence (often on you)
• Deck or patio (if you want one)
• Garage storage/shelving
• AC (optional, but many add it later)
• Basic tools and supplies (hoses, shovel, ladder, furnace filters)

If you want “clear buyer info,” this is the clearest rule:
Leave a move-in buffer. Even a modest one.

Deposits: understand the schedule and refund rules

Deposits are usually paid in stages. The exact amounts and timing are in the purchase contract.

Ask these questions before you sign:

• 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?

Have your lawyer explain the deposit section in simple terms. Don’t assume deposits work like a resale purchase.

Timeline: “estimated” possession is normal

New builds can get delayed. Weather, inspections, supply issues, trade scheduling. It happens.

The key is knowing what your contract says and planning your life with some flexibility.

Ask Sterling Homes:

• Is the possession date firm or estimated?
• How much notice will I get before possession?
• How often will I get updates?
• How will updates come (email, phone, portal)?

Also plan your side:

• If you rent, avoid ending your lease on the earliest possible possession date.
• Don’t book movers too early.
• Ask your lender how long a rate hold lasts and what happens if completion shifts.

Mortgage planning for a new build (simple version)

A new build adds one extra headache: time.

Your financing needs to survive the months between signing and possession.

Practical steps:

• Get pre-approved early (real pre-approval, not a quick calculator).
• Ask how long your rate hold lasts.
• Avoid big new debts during the build (car loans, new credit cards, furniture financing).
• Keep your down payment funds clean and traceable (lenders care about this).

If your build timeline is long, expect to provide updated documents later. That’s normal.

Community and lot: clear info that affects daily life

Two identical homes can feel totally different depending on the lot and location.

What to check in the community

• Commute time during real rush hour
• Grocery and pharmacy distance
• Schools (existing vs planned)
• Parks and pathways (if you’ll use them)
• Street parking and visitor parking
• Construction timeline (new areas can be noisy for years)

Visit at least twice:

• Weekday evening
• Weekend afternoon

You’ll notice traffic, noise, and parking differences right away.

What to check on the lot

• What the lot backs onto (road, green space, future development)
• Noise level
• Yard shape (some lots waste space)
• Sun exposure (if light matters to you)
• Future phases behind or beside your lot

Lot premiums can be worth it, but only if they improve your day-to-day life.

Floor plan clarity: how to tell if it will work

Most buyer regret comes from layout friction. Not finishes.

When you tour a showhome or review a plan, do these quick tests.

The daily-path test

Picture these routes:

• Front door → closet
• Garage → kitchen (groceries)
• Kitchen → dining → living
• Bedrooms → bathroom (morning rush)
• Bedrooms → laundry

If your main paths cut through tight spaces, it will feel cramped once you live there.

The dishwasher test

If the dishwasher is open, can someone still walk past?

If not, the kitchen will annoy you daily.

The TV wall test

Where does the TV go?
Where does the couch go?
Do people have to walk through the seating area to get to the kitchen?

A living room that’s basically a hallway won’t feel relaxing.

Storage count

Count closets on the plan:

• Front closet
• Pantry
• Linen closet
• Bedroom closets

Then ask: where does the vacuum live? Where do sports bags go? Where do you store winter stuff?

Storage is what keeps a home feeling calm.

Upgrades: spend on what’s hard to change later

Upgrades are where budgets blow up. The trick is picking upgrades that actually help long term.

A simple rule:
Pay for things behind walls. Skip the trendy stuff.

Often worth considering (if offered):

• Extra outlets (office spots, kitchen, garage)
• Better lighting placement (more about locations than fancy fixtures)
• Basement bathroom rough-in (if you may finish later)
• Extra windows in dark rooms
• Durable flooring in high-traffic areas
• EV rough-in if it’s on your radar

Usually easy to do later:

• Paint
• Light fixtures
• Cabinet hardware
• Backsplash

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

Contract basics you should not skim

Your lawyer should review everything, but you should still understand the parts that affect your money and timeline.

Pay attention to:

• What’s included in the purchase (attachments and schedules)
• Possession date language (firm vs estimated)
• Deposit schedule and default rules
• Change orders and substitutions (what happens if materials change)
• Extra fees and adjustments
• How deficiencies and warranty items are handled

If something matters to you, get it in writing. Verbal promises don’t help later.

Walkthroughs: how to do it without being an expert

A new home will have deficiencies. Most are small. The goal is to catch them and document them clearly.

Bring:

• Phone charger (to test outlets)
• Notebook
• A second person if possible

Check:

• Windows open/close/lock
• Doors latch properly
• Cabinets and drawers align
• Run faucets and check under sinks for leaks
• Flush toilets and check refill
• Bathroom fans work
• Flooring for chips/gaps/damage
• Paint and drywall touch-ups

Take photos and write locations like:
“Upstairs hall bath, left wall, paint chip near vanity.”

Then ask:

• How do I submit this list?
• How is it tracked?
• What gets fixed before possession vs after?

A clear process here makes ownership easier later.

Warranty in Alberta: what to ask

Alberta requires new home warranty coverage through an approved provider. Coverage categories and timelines vary by issue, so don’t guess.

Ask Sterling Homes:

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

Keep a simple folder (digital is fine) with:

• Contract and inclusions list
• Upgrade list
• Walkthrough notes
• Warranty documents
• Photos with dates
• Emails and service request numbers

This saves time if you need follow-up.

Quick question list (copy/paste for Sterling Homes)

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 + exterior

• Is there a lot premium and why?
• What’s behind this lot now, and what’s planned later?
• What’s included for grading, driveway, walkway?
• Is landscaping or fencing included?

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 buyers usually need to purchase right after move-in?

Warranty/service

• Who is the warranty provider?
• How do service requests get submitted and tracked?
• Typical response time?

FAQs

Do Sterling Homes showhomes match what I’ll get?

Usually not exactly. Showhomes often include upgrades. Always confirm inclusions in writing for your specific model and lot.

What costs surprise new-build buyers the most?

Blinds and outdoor work (fencing/landscaping). They often aren’t included and they feel urgent after possession.

Can the possession date change?

Yes, if it’s an estimated date. Ask what your contract says and plan flexibility with rent, movers, and mortgage rate holds.

Should I get a home inspection on a new build?

Optional, but many buyers do for peace of mind. At minimum, do a careful walkthrough and document everything clearly.

What upgrades are the best “value” upgrades?

Usually electrical additions, extra windows where needed, and basement rough-ins. Cosmetic upgrades are easier to do later.

Bottom line

Clear buyer info is mostly about removing unknowns:

• Know what’s included (in writing)
• Know the real total cost (including move-in basics)
• Treat timelines like they can shift
• Choose a layout that works in real life
• Understand walkthrough and warranty steps before you need them