New Build or Resale House in Stoney Creek and Hamilton: How to Choose
A new house from a builder and a resale house are bought under different rules, with different costs, timing and protections.
This guide compares the two and says who each one does not suit. Neither is better.
New build and resale side by side
| New build | Resale | |
|---|---|---|
| What you see first | Plans, a model home, a lot | The actual house and street |
| Price | Builder's price, plus upgrades and adjustments | Negotiated with the seller |
| Taxes | HST, usually built into the price | Generally no HST |
| Timing | Closing date can move, within limits | Closing date agreed in the offer |
| Protections | Tarion warranty, deposit protection, licensed builder | Your own inspection and conditions |
| First ten years | Few repairs, some finishing costs | Roof, furnace or windows may come due |
What protects you on a new build
A new house from a builder carries a builder's warranty backed by Tarion, to a maximum of $400,000 on a freehold home.
- One year: defects in work and materials.
- Two years: water penetration, and defects in the plumbing, electrical and heating systems.
- Seven years: major structural defects.
Tarion also protects a freehold deposit: up to $60,000 where the price is $600,000 or less, and 10 per cent of the price, to a maximum of $100,000, above that. Since April 1, 2026, buyers must register the agreement with Tarion within 45 days of signing to keep full protection.
At the pre-delivery inspection, you walk the house with the builder and record anything damaged, missing or incomplete.
Builders and sellers of new homes must be licensed by the Home Construction Regulatory Authority (HCRA). Before you sign for any of the new homes for sale in Stoney Creek, look the builder up in its Ontario Builder Directory.
New build costs that surprise people
- HST. A builder's price usually includes HST and assumes you qualify for the new housing rebates, generally by living in the home. If you do not, you can owe the rebate amount.
- Closing adjustments. The agreement adds charges on closing, such as development charge increases, utility meter and connection fees, and the Tarion enrolment fee. Only items listed in its Schedule B can be charged. Some are open-ended, so buyers ask for a cap.
- Upgrades. Finishes beyond the standard package are priced at the design centre.
- Items often not included. Air conditioning, fencing, landscaping, window coverings and appliances. Driveway paving often comes later.
- A supplementary tax bill. Once MPAC assesses the finished house, the City bills the added property tax back to your possession date.
As of October 2026, first-time buyers can claim a federal GST rebate of up to $50,000, in full up to $1 million and phased out by $1.5 million. Ontario's temporary relief, for primary-residence agreements signed with a builder from April 1, 2026 to March 31, 2027, is not limited to first-time buyers. Together they relieve the full 13 per cent HST on new homes up to $1 million. Our GST relief post and first-time buyer programs guide have more. Insured mortgages on new builds can also use a 30-year amortization. Shared costs are in our closing costs guide.
Timing: new build closing dates can move
On resale, the closing date is agreed in the offer. On a new build, the Tarion addendum sets the dates. A builder can give a tentative closing date and extend it twice, by up to 120 days each time, with at least 90 days' written notice. Then it must set a firm date.
If the builder misses the firm date, you can claim $150 a day in delayed closing compensation, to a maximum of $7,500. Delays such as strikes or fires are excepted.
The agreement
A builder's agreement is written by the builder and runs to many pages. As of October 2026, Ontario has a ten-day cooling-off period for new condominiums but none for freehold houses. Freehold agreements signed on or after January 1, 2027 also get ten days. Either way, have a lawyer review the agreement before you are bound.
What resale gives you, and what it does not
You can see and inspect the actual house. The street and neighbours already exist. The lot is finished, the trees are mature and the price is negotiated.
The trade-offs: systems are older and there is usually no warranty. Competing offers can pressure you to drop conditions. Our home inspection guide covers your options.
Who each one does not suit
A new build is a poor fit if you need a fixed move-in date, or have no cash buffer for closing adjustments and upgrades.
Resale is a poor fit if you want no repairs in the first few years, or are not comfortable with an older house.
Browse houses for sale
- Houses for sale in Stoney Creek
- Houses for sale in Stoney Creek Mountain
- Houses for sale in Fifty Point
Frequently Asked Questions
Is HST included in the price of a new build house in Ontario?
Usually, yes. The price generally assumes you qualify for the new housing rebates, so read the HST clause.
Is there a cooling-off period when buying a new house in Ontario?
Not for a freehold house as of October 2026. Ten days apply to agreements signed on or after January 1, 2027.
What does the Tarion warranty cover?
Work and materials for one year, water penetration and major systems for two, and major structural defects for seven.
Can a builder change my closing date?
Yes. Under the Tarion addendum, a tentative date can be extended twice with notice.
How do I check a builder in Ontario?
Search the HCRA's Ontario Builder Directory for licence status, conditions and Tarion claims history.
Want to compare a specific new build with a resale house? Get in touch and we will go through both with you.
This guide is general information, not legal, tax or mortgage advice. Rules and figures were checked in October 2026 and change, so confirm them with your lawyer.