First-Time Homebuyer GST Rebate in BC
Buying a new build or substantially renovated home? Here's how to get thousands of dollars back, and the mistakes that cost buyers their rebate.
What Is the GST New Housing Rebate?
When you buy a brand-new home or a home that's been substantially renovated in Canada, you pay 5% GST on the purchase price. Unlike resale homes (which are GST-exempt), new construction is treated as a taxable supply.
The GST New Housing Rebate gives qualifying buyers a portion of that GST back. For many first-time buyers in Victoria looking at new developments in areas like Langford, Colwood, or Saanich, this rebate can put thousands of dollars back in your pocket.
How Much Is the Rebate?
The federal GST rebate gives you back 36% of the GST paid, up to a maximum rebate of $6,300. Here's how it works at different price points:
| Purchase Price (before GST) | GST Paid (5%) | Rebate Amount | Net GST Cost |
|---|---|---|---|
| $350,000 | $17,500 | $6,300 | $11,200 |
| $400,000 | $20,000 | $6,300 | $13,700 |
| $450,000 | $22,500 | $6,300 | $16,200 |
| $475,000 | $23,750 | $2,906 (partial) | $20,844 |
| $481,500+ | $24,075+ | $0 | Full GST |
The full rebate applies on homes priced up to $350,000 (before GST). Between $350,000 and $450,000, you still get the full $6,300 maximum. Between $450,000 and $481,500, the rebate phases out proportionally. Above $481,500, there's no federal GST rebate.
Important note: In BC, there is no additional provincial GST rebate because BC charges a separate 7% PST (not included in the federal GST). However, new homes in BC are subject to a separate Provincial New Housing Transition Tax for properties over certain thresholds. Your lawyer or accountant can confirm the details for your specific purchase.
Who Qualifies?
The eligibility rules are specific, and missing one can cost you the entire rebate. Here are the key requirements:
- The home must be new construction or substantially renovated. Resale homes don't qualify because GST isn't charged on the sale.
- You must intend to use it as your primary residence. Investment properties and vacation homes do not qualify. At least one buyer (or a relation) must plan to live in the home.
- You must be an individual, not a corporation. The rebate is for personal use, not commercial purchases.
- The home must be purchased at fair market value. Builder discounts or incentives don't disqualify you, but the CRA may review transactions that appear below market value.
What Counts as "Substantially Renovated"?
The CRA defines substantial renovation as removing or replacing 90% or more of the existing home's interior, not including the foundation, exterior walls, and roof. This is a high bar. A kitchen and bathroom renovation doesn't qualify. A full gut renovation that strips the home down to the studs and rebuilds the interior typically does. If you're unsure, get a professional opinion before counting on the rebate.
How to Apply
There are two ways the rebate is typically handled:
Option 1: Builder Credits the Rebate at Closing
Many builders in Victoria's new developments will credit the rebate amount to you at closing, reducing the amount you owe. The builder then applies for the rebate from the CRA on your behalf. This is the most common approach and means you don't have to wait for the money. Confirm this arrangement with the builder and your lawyer before closing.
Option 2: You Apply Directly to the CRA
If the builder doesn't credit the rebate at closing, you can apply directly to the CRA using Form GST190 (GST/HST New Housing Rebate Application for Houses Purchased from a Builder). You must file within two years of the closing date. The CRA will review your application and, if approved, issue the rebate to you. This can take several weeks to a few months.
Common Mistakes That Cost Buyers Their Rebate
The GST rebate sounds simple, but there are traps that catch people every year:
Not moving in within a reasonable time
The CRA expects you to move into the home as your primary residence within a reasonable period after closing. If you buy a new home but don't move in (because you're renting it out, using it as a vacation property, or delaying occupancy for an extended period), the CRA can deny or claw back the rebate.
Buying as an investment and claiming the rebate anyway
Some buyers purchase new builds as rental properties and apply for the primary residence rebate. This is not just a mistake. It's fraud, and the CRA actively audits for it. If you're buying an investment property, there is a separate (smaller) GST rental rebate you may qualify for instead. Talk to your accountant.
Missing the two-year filing deadline
If you're applying directly (not through the builder), you have exactly two years from the closing date to submit your application. Miss that deadline, and the rebate is gone. Set a reminder. Tell your lawyer to remind you. Don't leave $6,300 on the table because of a missed date.
Assuming the builder handled it
Even if the builder says they'll apply on your behalf, follow up. Confirm with the CRA or your accountant that the application was filed and processed. Brad has seen situations where buyers assumed the rebate was taken care of, only to discover years later that the application was never submitted.
Brad's advice: If you're considering a new build in Victoria, talk to your accountant and your lawyer before you sign. Make sure you understand the GST implications, the rebate eligibility, and how the builder is handling it. This isn't a detail to sort out after the fact.
New Construction in Greater Victoria
New developments are happening across the region, particularly in Langford, Colwood, and parts of Saanich. Townhomes, condos, and single-family homes in these areas are often priced in the range where the GST rebate applies, making them especially attractive for first-time buyers who want a brand-new home without the premium of established neighbourhoods.
Brad can walk you through available new developments, explain the pricing structures (which sometimes include GST in the listed price and sometimes don't), and make sure you understand the full financial picture before you commit.
Considering a New Build?
Brad can help you navigate builder contracts, GST implications, and the rebate process. Whether you're looking at a pre-sale, a development under construction, or a move-in ready new home, he'll make sure you understand every number.
Talk to Brad
Brad Sawyer is a REALTOR® with Royal LePage Coast Capital Realty, born and raised in Victoria, BC.
GST rebate rules and thresholds are set by the CRA and may change. This guide is for informational purposes. Consult with a tax professional for advice specific to your purchase.