Buying Process
How Buying a Livinfuture Home Works
What Changed — and Why It Matters
Before calculating your saving, confirm all four of the following apply to your situation.
01.
You are a first-time buyer
For the purposes of this rebate, “first-time buyer” means you have not owned a property used as your principal place of residence in Canada at any time in the four years preceding the purchase. This four-year lookback period matters — it means buyers who previously owned but sold and rented for four or more years may qualify again.
Life changes count: buyers who are separated or divorced may qualify even if they previously owned a home with a spouse, depending on circumstances. If your situation is complex, confirm with a tax professional or real estate lawyer before assuming eligibility.
02.
You are buying from a registered builder or developer
The rebate applies to new homes purchased directly from a registered GST/HST registrant — a builder or developer. Livinfuture Homes is registered. This means the transaction qualifies at the point of sale; you do not need to identify or separately apply to a GST registrant.
Private resale purchases, assignment sales, and homes purchased from a previous buyer who originally bought new do not qualify under the same structure.
03.
The home will be your principal residence
The property must be intended as your primary home — the place you live, not a rental investment or vacation property. If you are purchasing Livinfuture’s Invermere homes as a secondary or investment property, this rebate does not apply to that transaction.
04.
The purchase price is $1 million or under
For the full rebate elimination, the purchase price must not exceed $1 million. Above $1 million and up to $1.5 million, a partial rebate applies on a sliding scale. Above $1.5 million, no rebate applies.
Visual Structure
The 30-Minute Conversation That Changes Nothing — Until You Want It To
Every Livinfuture purchase starts the same way: a 30-minute conversation. No forms to fill in before we talk. No obligation. No sales script.
We ask about what you are looking for — timeline, budget, family situation, whether you need quick possession or have flexibility to build. We walk you through which series and models are available and relevant to your situation. We answer questions about the community, the process, and the homes themselves.
And then we give you an honest assessment: is a Livinfuture home the right fit for you right now? If it is not, we will tell you. We would rather have that conversation in the first 30 minutes than after you have committed to something that does not serve you.
What you get out of this step:
- A clear picture of what is available and what suits your situation
- An understanding of pre-construction vs. quick possession timelines
- Answers to your specific questions — including the GST rebate, deposit structure, and what to expect through the build
- No pressure. No follow-up harassment. Your timeline is yours.
How to book:
Use the form, call us directly, or send a WhatsApp. We will confirm a time within 24 hours.
The Agreement That Protects You — Not Just Us
Once you have decided to proceed, we prepare a purchase agreement that clearly sets out what you are buying, what it costs, what is included, what the timeline looks like, and what both parties are committed to.
We recommend every buyer have a real estate lawyer review the purchase agreement before signing. This is not a formality — it is a protection that costs relatively little and gives you independent professional confirmation of what you are agreeing to. We welcome it.
Deposit structure:
A 10% deposit of the purchase price is required to secure your home, paid in stages across key milestones in the build process. The staged structure means you are not paying the full deposit upfront — it aligns with the progress of your home. The specific stage amounts and dates are set out clearly in your purchase agreement before you sign anything.
What the purchase agreement covers:
- The home you are purchasing: model, lot, specification
- Purchase price and what is included (and what is not)
- Deposit schedule — amounts and trigger dates
- Design selection process and deadlines
- Construction timeline and possession date
- Warranty information and Alberta New Home Warranty Programme registration
- Change order process for any agreed modifications
One thing worth knowing: the purchase agreement for a new build is different from a resale purchase contract. Your real estate lawyer — one with new construction experience specifically — is the right professional to review it. If you need a referral to a lawyer familiar with new construction in Alberta, ask us.
How to book:
Your Home, Your Choices — From a Curated Selections Guide
One of the most memorable parts of buying pre-construction is this: choosing what your home looks like inside before a wall is built.
At Livinfuture, design selections are made using a curated selections guide we provide — a set of carefully chosen options across flooring, cabinetry, countertop finishes, tile, plumbing fixtures, and other key finishes. The options have been selected to work well together and with the architectural design of your specific model, which means you are choosing from a set of combinations that are already proven to look good — not making individual decisions in isolation that may not work together.
What you select:
- Flooring (living areas, bedrooms, wet areas)
- Kitchen cabinetry colour and finish
- Countertop material and finish
- Tile selections for bathrooms and ensuite
- Plumbing fixture finish (taps, showerheads)
- Other finish choices specific to your model
How it works:
We provide the selections guide. You review the options, make your choices, and return your completed selections sheet by the deadline specified in your purchase agreement. Our team reviews your selections and confirms receipt.
If you have questions about what works together or how a specific option looks in a completed home, ask us — we can share examples of completed homes and help you think through the choices.
Important: selections must be submitted by the deadline in your agreement. Construction timelines depend on material ordering that happens well before your selections are physically installed. Late selections can affect your possession date.
A note on quick possession homes: if you are purchasing a quick possession home, finishes have already been selected and installed. You are choosing from available completed homes rather than customising in advance.
You Will Not Be Wondering What Is Happening — Ever
This is where the Livinfuture experience is most different from purchasing through a volume builder.
You do not get a buyer portal. You do not get automated emails at monthly intervals. You get direct communication from the people building your home at every meaningful stage of the process.
Key milestone updates you receive:
Foundation and framing — your home has broken ground and the structure is taking shape. This is typically when we invite pre-construction buyers for an optional frame-stage site visit — the moment when the floor plan becomes three- dimensional and most buyers find unexpectedly meaningful.
Mechanical rough-in complete — plumbing, electrical, and HVAC are in place. The home is ready for insulation and drywall.
Drywall and finishing stage — the home is closed up and interior finishing begins. Flooring, cabinetry, and your selected finishes are being installed.
Completion approaching — we contact you with a confirmed possession date and begin coordinating your possession walkthrough appointment.
Frame-stage site visit:
For pre-construction buyers, we offer one scheduled site visit at the frame stage — when the walls are up but the home is still open. You can walk through every room and see exactly how the space works before the walls close. This visit is accompanied by a member of our team. Unaccompanied visits to active construction sites are not permitted for safety reasons.
Your contact throughout construction:
The same person you spoke with in your initial consultation is reachable throughout the build. If something changes on timeline — and occasionally things do, because construction is subject to weather and supply — you will hear from us before you hear about it elsewhere.
The Inspection That Protects Your Investment From Day One
Before possession day, we conduct a possession walkthrough of your completed home together. This is a formal process — not a casual tour — and it matters.
What happens in the walkthrough:
We walk through every room of the completed home with you and document its condition. Any items that require attention before you take possession — a paint touch-up, a fixture that is not functioning correctly, a finish that was installed differently from what was selected — are recorded on a deficiency list.
Deficiencies noted at the walkthrough are addressed before or on possession day, or within an agreed short window after possession if minor. Everything is documented.
What to bring and what to look for:
Come with your selections sheet and check that your chosen finishes are what was installed. Open every cupboard. Test every tap. Turn every light switch. Check that doors and windows open and close correctly. Look at grout lines and caulking. Run the appliances.
You do not need to be a home inspector — you need to be a careful new homeowner who is seeing their home for the first time and noting anything that is not right. Our team is there with you and we want to know about anything that needs attention.
After the walkthrough:
The possession walkthrough report is signed by both parties. Your Alberta New Home Warranty Programme coverage begins at possession. Any deficiencies on the report are tracked through to resolution.
Possession Day — What Actually Happens
Possession day is when the legal transfer completes and the home becomes yours.
Your real estate lawyer handles the legal and financial completion — the final payment, title transfer, and registration of the property in your name. This typically happens through your lawyer’s office on possession day or the day before.
Once completion is confirmed, we hand you the keys.
What you receive at key handover:
- All keys and access fobs for the property
- Garage door opener(s) and codes
- Any appliance manuals and warranty documentation
- Your Alberta New Home Warranty Programme documentation and registration confirmation
- Our direct contact details — the same contact you have had throughout the process
What changes after possession day:
The home is yours. Your ANHWP warranty coverage is active from this date — 1 year on materials and labour, 2 years on systems, 5 years on the building envelope, 10 years on structure.
And our relationship does not end here. You have our direct contact. If something requires attention, you reach us directly. We do not disappear after the transaction closes.
Quick possession vs pre-construction — how the timeline differs
Pre-Construction
- Step 1 — Consultation
- Step 2 — Purchase Agreement + Deposit
- Step 3 — Design Selections (within deadline)
- Step 4 — Construction (6–14 months)
- Step 5 — Possession Walkthrough
- Step 6 — Key Handover
Best for: buyers with timeline flexibility who want input into their home’s finishes
Quick Possession
- Step 1 — Consultation
- Step 2 — Purchase Agreement + Deposit
- Step 3 — Possession Walkthrough
- Step 4 — Key Handover
Best for: buyers who need to move within 30–120 days or want certainty on exactly what they are buying
Both paths: same transparency, same direct communication, same warranty, same team.
Timeline at a Glance
Pre-Construction
Consultation
Purchase Agreement + Deposit
Design Selections (within deadline)
Construction (6–14 months)
Possession Walkthrough
Key Handover
Quick Possession
Consultation
Purchase Agreement + Deposit
Design selections already complete.
Home is built.
Possession Walkthrough
Key Handover
How It Works in Practice — What You Actually Have to Do
Step 1
During your consultation, we confirm whether you qualify as a first-time buyer and answer any questions about the rebate as it applies to your specific situation.
Step 2
When preparing your purchase agreement, we confirm GST treatment for your transaction and ensure the rebate is correctly applied.
Step 3
At closing, the rebate has already been factored into your statement of adjustments. What you see is the price you pay — not the price plus GST.
What If I Am Buying With a Partner?
Frequently asked questions about the process
How long does the buying process take in total?
For pre-construction: typically 7 to 15 months from your initial consultation to key handover, depending on which model, build schedule, and where the home is in the construction cycle when you purchase. We give you a specific confirmed possession date in your purchase agreement — not a vague range.
For quick possession: 30 to 120 days from consultation to keys in most cases.
Do I need a real estate agent?
You are not required to use an agent to purchase a Livinfuture home — you can work with us directly. If you have a buyer’s agent you are already working with, we work with agents. Bring whoever is helping you navigate the process.
What if I want to make a change after signing the purchase agreement?
Minor changes during the design selections phase are possible within the options available. Structural or specification changes beyond the selections process are evaluated case by case, depend on the build stage, and are documented as written change orders. We are always honest about what is possible and what is not at the time you ask.
What happens if the possession date changes?
Construction is subject to factors outside any builder’s complete control — weather, trade scheduling, material availability. If your possession date is expected to change, you hear from us before it happens, not after. Your purchase agreement sets out the provisions around timeline changes. Your lawyer will explain these when you review the agreement before signing.
Is the 10% deposit protected?
Your deposit is held in trust in accordance with Alberta real estate regulations. Your real estate lawyer will confirm the specific trust arrangements for your transaction as part of their review of the purchase agreement.
Ready to start?
One More Thing Worth Knowing
What Changed — and Why It Matters
01.
Before March 2026, first-time buyers in Canada were entitled to a partial GST rebate on new homes — but only up to a capped value, and only on a sliding scale that phased out well below $1 million. On a $600,000 home, the old rebate recovered a fraction of the GST paid.
02.
The new legislation changed the structure entirely. Rather than a partial recovery, qualifying first-time buyers now pay zero GST on new construction up to $1 million. For homes between $1 million and $1.5 million, a partial rebate still applies on a sliding scale.
03.
Why does this only apply to new construction? Because the GST on a home purchase is only charged when you buy from a builder or developer — not when you purchase a resale home from another individual owner. Resale homes do not attract GST for the buyer, so there is no rebate available on resale. The benefit is exclusive to buyers purchasing directly from a registered developer.
04.
This is one of the most significant financial advantages of new construction in Canada right now, and most buyers do not fully understand it until they are already in the process.