Choosing Upgrades for Your Pre-Construction Unit

Choosing finishes and upgrades for your pre-construction unit is exciting but can be overwhelming. This guide helps you make smart choices.

What to Expect

• Duration: 2-4 hours
• Location: Builder's design studio
• Consultation: Design consultant guides you through options
• Decisions: Flooring, cabinets, countertops, paint, fixtures
• Budget: Set a budget before you go (upgrades add up fast!)

High-Value Upgrades (Good ROI)

1. Kitchen Upgrades

• Cabinets: Upgraded cabinets add value and appeal
• Countertops: Quartz or granite (better than laminate)
• Backsplash: Extended or upgraded tile
• Kitchen island: If space allows

2. Bathroom Upgrades

• Tile: Larger format or upgraded material
• Vanity: Double sink if possible
• Shower: Glass enclosure
• Fixtures: Upgraded faucets and hardware

3. Flooring

• Hardwood: Better than laminate for resale
• Tile: Upgraded tile in bathrooms and entry
• Carpet: Upgraded padding and quality

4. Electrical

• Additional outlets: Where you need them
• Pot lights: In kitchen and living areas
• USB outlets: In bedrooms and kitchen
• Ceiling fan rough-ins: In bedrooms

Low-Value Upgrades (Poor ROI)

1. Premium Paint Colors

• Builder charges premium for non-standard colors
• You can paint after closing for less
• Stick with standard colors

2. Upgraded Door Hardware

• Can be replaced later for less
• Not a major selling point

3. Decorative Trim

• Crown molding looks nice but low ROI
• Can be added later

4. Premium Appliance Package

• Builder's upgraded appliances are often overpriced
• Can buy your own after closing
• Standard package is usually fine

Structural Upgrades (Must Do Before Construction)

• Removing walls: Open concept layout
• Adding doors/windows: Structural changes
• Ceiling height: 9 ft ceilings (if option)
• Rough-ins: Plumbing for future bathroom, gas line for BBQ
• Electrical: Additional circuits, pot light wiring

Cosmetic Upgrades (Can Do Later)

• Paint colors: Easy to change after closing
• Hardware: Can replace yourself
• Lighting fixtures: Can upgrade after closing
• Closet organizers: Can install later

Typical Upgrade Costs

• Basic upgrade package: $10,000-$20,000
• Moderate upgrades: $20,000-$40,000
• Extensive upgrades: $40,000-$80,000+

Rule of Thumb

• Don't spend more than 10-15% of purchase price on upgrades
• Example: $500,000 unit = $50,000-$75,000 max
• Remember: upgrades are added to mortgage

Financing Upgrades

• Upgrades are added to purchase price
• Included in mortgage (spread over amortization)
• Increases your monthly payment
• Use our Mortgage Calculator to see impact

Before You Go

1. Set a budget: Know your limit before arriving
2. Research: Look at model suites and online inspiration
3. Make a list: Prioritize what matters most to you
4. Bring measurements: Know your furniture sizes
5. Eat first: You'll be there 2-4 hours

During the Appointment

1. Stick to your budget: Easy to overspend
2. Ask about included items: Don't pay for what's standard
3. Take photos: Of your selections
4. Get everything in writing: Don't rely on verbal promises
5. Ask about installation: Some upgrades require after-close installation
6. Consider resale: Will this appeal to future buyers?
7. Take breaks: Decisions made under fatigue cost money

After the Appointment

1. Review your selections: Make sure they're correct
2. Check the cost: Verify final upgrade total
3. Understand the timeline: When will upgrades be installed?
4. Ask about changes: Can you make changes later? (Usually no)

Typically Included (Standard)

• Basic flooring (carpet in bedrooms, laminate in living areas)
• Standard cabinets and countertops (laminate)
• Basic appliances (stove, fridge, dishwasher, microwave)
• Standard paint (builder's white or off-white)
• Basic light fixtures (ceiling mount)
• Standard bathroom fixtures

Typically Upgraded (Extra Cost)

• Hardwood flooring
• Quartz or granite countertops
• Upgraded cabinets
• Extended backsplash
• Pot lights
• Upgraded appliances
• Tile in bathrooms (larger format)
• Glass shower enclosures
• Double sinks in bathroom
• Upgraded hardware

Ontario

• Design appointments typically at builder's design studio
• Tarion covers defects in upgrades (same as standard)
• HST applies to upgrades

British Columbia

• Similar process to Ontario
• 2-5-10 warranty covers upgrades
• GST applies to upgrades

Alberta

• Design appointments vary by builder
• New Home Warranty covers upgrades
• GST applies to upgrades

Choose upgrades wisely — focus on kitchen, bathrooms, and flooring for the best ROI. Set a budget before your design appointment and stick to it. For financial planning, use our Calculators. The AI Advisor can answer upgrade questions.

This guide is for educational purposes only.