Do I need a realtor to buy pre-construction?

You are not required to. The question is whether it is to your advantage, and the economics are clearer than most buyers assume.

The commission is already in the price

Builders set prices with a co-operating brokerage commission built into their sales budget. That budget exists whether or not you arrive with a broker.

If you walk into the sales centre alone, the builder does not reduce the price by the commission they did not pay. They keep it. Unrepresented buyers do not get a discount, they get the same price with nobody on their side. More on the economics.

Who the sales representative works for

The person at the sales centre is pleasant, knowledgeable and working for the builder. That is not a criticism; it is their job. They represent the vendor’s interests, and they are not obliged to tell you:

• That the phase releasing next month is better priced.
• That this builder has a poor record on closing dates.
• That the levy clause is uncapped and what that has cost buyers elsewhere.
• That the lot premium you are paying will not be recovered on resale.
• That you may not qualify for the HST rebate priced into your purchase.

What your own broker should actually do

Not open doors. There are no doors. The useful work is:

• Market context. What comparable homes in comparable communities are actually selling for, and whether this price is reasonable.
• Builder intelligence. Delivery record, date reliability, quality of finishing, how they handle warranty items.
• Phase timing. When the next release is, how pricing has moved between phases, and whether waiting is sensible.
• Reading the agreement commercially alongside your lawyer’s legal review, the deposit schedule, the HST clause, the levy cap, assignment rights. What is in it.
• Knowing which amendments are achievable at this project, this quarter. More.
• Lot selection. Which lots are genuinely better and which premiums are worth paying. More.

Register before you visit

One practical point that matters: most builders require a broker to be registered with them at or before your first visit for representation to be recognised. Walk in alone first and you may not be able to add representation afterward.

If you are planning to visit sales centres, sort this out beforehand. It costs nothing and it is irreversible in the wrong direction.

What a broker is not

Not a lawyer, not an accountant. A broker should tell you to get the agreement reviewed and your tax position confirmed, and should not pretend to do either themselves. Lawyer review.

Register for representation before your first sales centre visit.