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/
Who will install my appliances?
Due to insurance concerns and project completion logistics, we unfortunately cannot take care of the installation of your appliances. They can be delivered on the day of the signing of the bill of sale (or of the pre-closing agreement). To avoid damage to your appliances, they cannot be delivered before your move-in date. *NB. Please note that if the unit you are purchasing includes appliances, their delivery and installation will be included.
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. For most of our past projects, condo fees established by the co-owners vary between $0.09 and $0.16 per square foot per month.
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
Living area: What is the difference between gross and net floor area?
The concept of gross versus net square feet requires special attention. We realize that many people speak of "loss" of space, while we are simply talking about 2 different calculation methods. The gross floor area of a building is measured from the exterior walls to half of the common walls. This is the uniform calculation method used in the construction industry. That being said, a surveyor must measure the net floor area, which is the final interior space available between the walls, so that the notary can draft the bill of sale. In other words, a difference between gross and net (i.e. in the survey certificate) floor area is perfectly normal and expected, since they are two different calculation methods. It is also expected that this gap will be greater for a smaller unit since its perimeter is relatively greater with respect to the total floor area. The same applies to bi-level units, since the perimeter must be calculated twice, as well as an opening in the floor for the stairs. By calculating that common walls can measure up to 12 inches and that outside walls have an average thickness of 15 inches, the expected difference between the two calculation methods is usually between 10 to 25%, depending on the size of the unit. For example, a bi-level unit measuring 25' (exterior walls) by 30' (common walls) has a gross floor area of 1,500 square feet (25' x 30' = 750 sq. ft. x 2 floors = 1,500 sq. ft.). Assuming a 15" thickness for the exterior walls and 12'' for common walls, the interior measurements will be 24' by 27' 6'', for a net floor area of 660 sq. ft. per floor. By removing the stair opening measuring 7' by 9', which is 63 sq. ft. per floor, we get a final net floor area of 597 sq. ft. + 660 sq. ft. = 1,257 sq. ft. In order to get a better understanding of the available space, the Buyer must refer to the room dimensions shown in the sales plans. These are most accurate although they might change slightly during construction (for example, to accommodate wall indentations or extrusions for ventilation and plumbing). Furniture and appliances are shown for illustrative purposes only.