Why are taxes included in the price?
Since there is a lot of confusion about tax return and the new housing rebate program, we always display the NET price (unless otherwise noted). It corresponds to the actual price paid at the notary, including taxes and returns, so you can know the exact price of the unit
(price for main residence). Although our prices may seem higher, we believe it is more transparent to do it this way.
To learn the pre-tax price and see the detailed calculation, use the calculator here: http://calculatrice.apchq.com/
Can I visit the site during construction?
No. For insurance, guarantee and CSST reasons, it is strictly forbidden to enter a site, even if entrances are open and it is physically possible to enter the building.
That being said, we regularly send pictures of the evolution of the construction to all future owners and we are always available to answer questions.
Is there a risk that the unit will be delivered late?
Yes! The construction of a new building unfortunately has its array of surprises that can delay the delivery of your unit. The following are examples of events beyond our control that can influence the delivery date: the issue date of the building permit by the municipality, a water main break in the city, a heavy snowfall, a very cold winter, a construction workers' general strike, an inventory shortage of materials used, a dispute with a neighbour or a supplier preventing us from continuing our work, etc. Although we always try to find alternative solutions, we might have to postpone the delivery date. We value the quality of the finished product, and, believe us, the last thing you want is for the finished work to be done hastily. Our commitment to you is clear: to keep you informed of any change as soon as it is known and confirmed by our team. That way, you will be informed of almost all delays several months before the delivery of your unit. Moreover, the guarantee plan provides monetary compensation if an excessive delay in delivery causes you additional expenses.
What are the condo fees?
Condo fees are different from one project to another and vary mostly depending on the common areas of the project. Underground parking, elevators, storage space, common terraces and dense plantings are all factors that increase annual maintenance costs. The logic behind establishing condo fees is that there are 2 types of expenditures: 1) Annual expenditures: condominium association insurance, heating and lighting of common areas, window cleaning, landscaping, cleaning of common areas, minor maintenance (light bulbs, paint touch-ups, etc.), the bank account, the common natural gas water heater (in some cases only). 2) The contingency fund: all other expenditures that are amortized over more than a year, like replacement of the roof, brick repointing, replacement of balconies, etc. Each expenditure in type 2 is amortized according to its actual cost and service life. For example, if the roof of a building costs $25,000 and its service life is estimated at 25 years, the condominium association will have to raise $1,000 per year to be able to pay for a new roof in 25 years and avoid a special assessment. This process is done for all upcoming expenditures in the next years. The annual amounts are added and represent the total amount that the association must collect each year to pay for future expenses, representing the contingency fund. This amount is then divided by the number of square feet of the building. For example, if a 7-unit condominium has to accumulate $6,500/year ($ 541/month) and these 7 condos total 6,700 square feet, the cost will be established at $0.08 per square foot per month. As for annual expenditures of type 1, they represent approximately $0.08 to $0.12 / sq. ft. / month. Thus, the total cost of condo fees would be between $ 0.16 and $ 0.20 / sq. ft. / month. In such a project, condo fees would be between $136 and $170 per month for a 850-square foot unit.
Can I modify the unit plans?
No. The plans have been subject to multiple reviews by our team, the architects and the municipality. The version of the plans that you see has been reviewed and corrected to maximize the space and ergonomics of each unit. For some of them, you'll have the choice of an alternate configuration. During a pre-sale purchase (i.e. prior to construction), you'll be able to choose which configuration best suits you. Moreover, our past experience has shown that modifications are the main source of mistakes, delays and… disappointment(!) upon delivery of your unit. That's why we put so much effort into ensuring that each detail is well thought out, so that your experience and your comfort are optimized. That being said, you will have complete latitude in the personalization of your unit when choosing your finishing with our designer. A meeting with a designer is provided, courtesy of KnightsBridge, to create your dream kitchen and bathroom. You will be able to choose all the materials that make up these spaces from a variety of selected products.
Are there any extras to be expected?
No. All our units include the finishing material for the kitchen and the bathroom(s), the main light fixtures, as well as a heat pump (air conditioning) in the sale price. Therefore, there are no excess expenses to expect, except for your dining room light fixture and the suspended light fixtures above the kitchen island (if applicable) - these elements are at your discretion!
What are the municipal and school taxes?
This amount is unknown before the project is built. Generally, the municipality will send an appraiser a few weeks (or months) after the construction is done to calculate the property value of your unit. You will then receive the amount of your municipal assessment, on which the calculation of municipal and school taxes is based. Generally, in Montreal, the amount of the municipal evaluation is always lower than your property's market value. In most cases, you can then estimate your annual taxes somewhat conservatively by including 1% of the purchase price for both taxes (municipal and school combined) in your budget.
Most popular questions
Can we use our own notary?
When a new construction project is sold, all buyers must use the same notary. He or she does more than just sign the bill of sale and the deed of loan; the same person also prepares the subdivision into units, the condominium declaration, and the by-laws, and coordinates the adjustment amounts. This is why all buyers use the same notary. He or she can better answer all of your questions regarding the condominium declaration or any other legal question.
Who is the executing notary?
Me Martin Sansfaçon and his team are the people responsible for the signature of mortgage loans, bills of sale and condominium declarations for our projects. 8780 Henri-Julien, Montréal, H2M 1M4 Tel: 514-858-0222 E-mail: Martin@sansfacon.net