关于房价的HST

[阿土仔]

如果现在签约46万的新房，Closing day在明年六月，但如果Builder延迟到七月一日后交房（Builder有权延迟四个月），谁来交那 8%？如果我不愿意交，可以退房吗？现在这种offer等于让我签一个不知价格的房约，简直跟赌博一样！有明白人给支支招吗？谢了！！！

 

[小傻]

如果现在签约46万的新房，Closing day在明年六月，但如果Builder延迟到七月一日后交房（Builder有权延迟四个月），谁来交那 8%？如果我不愿意交，可以退房吗？现在这种offer等于让我签一个不知价格的房约，简直跟赌博一样！有明白人给支支招吗？谢了！！！

If I were you, I would add a clause in the Sales & Purchase Agreement and clearly states - if the new HST applied due to the delay of the closing, builder shall pay the tax adjustment.

Tell you what, from now to next June, there is more than enough time for the builder to build your house (including the time for building permit application), as long as they build it. And when you have this clause in the agreement, the builder will put you in the priority list and you will be guranteed to have your house in June next year if not earlier.

There are tricks in signing the agreement (even for new construction), a good lawyer should be your support.

 

[小傻]

Forget to mention, try to add the clause before your new neighbors start doing this

Sales person sometimes is on your side as long as s/he can sell without causing too much troubles to their head office. And your request is more than reasonable..

 

[阿土仔]

Forget to mention, try to add the clause before your new neighbors start doing this

Sales person sometimes is on your side as long as s/he can sell without causing too much troubles to their head office. And your request is more than reasonable..

感谢小傻！刚到售房处要求加上上述条款，可minto不同意。我还能怎么做？恳请赐教。

 

[ccc]

如果交纳ＨＳＴ的话，是那６万元的ＨＳＴ。其他可以退回来。

 

[阿土仔]

如果交纳ＨＳＴ的话，是那６万元的ＨＳＴ。其他可以退回来。

消息可靠吗？能否给出链接？万分感谢！

 

[小傻]

感谢小傻！刚到售房处要求加上上述条款，可minto不同意。我还能怎么做？恳请赐教。

Have you signed the agreement already? or you're in the process to sign it?

 

[阿土仔]

Have you signed the agreement already? or you're in the process to sign it?

还没签，下周才正式RELEASE。不过我已基本选定LOT，只是对隐含的HST拿不定主意。昨天依照兄台的指点到售楼处去问，被撅了回来，惭愧！惭愧！

对我来说，HST是缴46万的8%，还是6万的8%？再有，现在这种形势，值不值得冒险签合同？我是说赌minto按时交房，或省府waive因Builder延迟而导致的HST.

 

[ccc]

消息可靠吗？能否给出链接？万分感谢！

My comment was not really accurate, but it is true for homes between 350,00-450,000. So, yours is at 460,000 and things are different.

See this http://www.jimbroadley.com/GSTBrochureR1.pdf

 

[ccc]

The above sounds not right to me. The GST should be 5%. Now refer to the following for more, if not accurate, info...

GST New Housing Rebate Program

 

[阿土仔]

The above sounds not right to me. The GST should be 5%. Now refer to the following for more, if not accurate, info...

GST New Housing Rebate Program

多谢解答！ 可我想问的是新的HST.

 

[ccc]

多谢解答！ 可我想问的是新的HST.

我前面说反了。这都是那个ＨＳＴ惹的祸。本来不交纳ＰＳＴ的，只交纳ＧＳＴ。现在得多交纳个8%的ＰＳＴ。３５０，０００－４５０，０００的房子，也只能退部分ＧＳＴ，而且还有很多条件。

GST/HST New Housing Rebate

http://www.cra-arc.gc.ca/E/pbg/gf/gst190/gst190-09e.pdf

http://www.homesontario.com/_common/images/public/File/BMO Report may5.pdf

Background
• In its 2009 budget, tabled in March, the Ontario government proposed combining the
8% Provincial Sales Tax (PST) with the 5% Federal Goods and Services Tax (GST) starting
July 1, 2010, creating a 13% Harmonized Sales Tax (HST). The HST is a single, valueadded
sales tax. It has already been adopted in four other Canadian provinces.
• The HST will lower the after-tax cost of business inputs, resulting in lower business
taxes and some pass-through savings to consumers. Consumers will see an increase
in taxes under the HST. However, the province plans to offset some of the increase
by issuing one-time rebates to most families (earning less than $160,000) and by
exempting some items from the HST. If the experience of the Atlantic Provinces in
1997 is any guide, consumer prices will initially climb moderately, before more than
retracing the increase as cost savings are passed along to consumers.
• New homes in Ontario presently face a 5% GST, but no PST. The tax is partially offset
by a GST rebate of 1.8% that offsets about one-third of the tax for homes priced under
$350,000 (and is phased out for homes between $350,000 and $450,000). Only half​

of buyers in the Greater Toronto Area are eligible for the full GST rebate.

• The Ontario PST presently applies to building materials used in the construction of​

new homes. The HST would remove this embedded tax by reimbursing builders for​

taxes paid on supplies. A CMHC study found that this embedded provincial sales

tax varies between 1.6% on the final sale price of a median-priced detached home​

​

​

and 2.5% on a townhouse.2 As a result, the combined GST/embedded PST tax on a

median-priced new home in the Greater Toronto Area (after accounting for the GST

rebate) varies between 5.3% and 6.9%.​

• The proposed HST will apply to all new homes starting on July 1, 2010. The PST portion​

of the tax will apply to the selling price of the home, rather than just the building​

materials. Resale homes would be exempt from the HST, as with the current GST.

• A 6% rebate (which offsets three-quarters of the provincial portion of the new tax)

will be granted to buyers of new homes priced under $400,000 to fully offset the
tax increase. The rebate will be reduced for homes priced between $400,000 and
$500,000, and eliminated for homes priced above $500,000.
• New homes over $500,000 will face the full 13% HST compared with the current 5%
GST, a tax hike of 8 percentage points. On a $500,000 home, taxes would increase a
whopping 160% from $25,000 to $65,000. On a million dollar home, taxes would soar
similarly from $50,000 to $130,000. The tax increase of 8 percentage points could be
lessened to about 6 percentage points if builders fully pass the savings from the current
embedded PST on building materials along to consumers. However, this would
still represent a significant tax hike.
• The difference between a home priced just under $400,000 (and thus eligible for the
full 6% rebate) and a home priced at $500,000 (and not eligible for the rebate) would
be $37,000, an effective marginal tax rate of 37% on the $100,000 increase in value.​

This is a huge impediment for home purchases in the half-million dollar range.​

 

[小傻]

还没签，下周才正式RELEASE。不过我已基本选定LOT，只是对隐含的HST拿不定主意。昨天依照兄台的指点到售楼处去问，被撅了回来，惭愧！惭愧！

对我来说，HST是缴46万的8%，还是6万的8%？再有，现在这种形势，值不值得冒险签合同？我是说赌minto按时交房，或省府waive因Builder延迟而导致的HST.

没签就好办了 不过minto比较讨厌。。。

第一步，选好的房型和Lot咱不能变。release那天凌晨排个队，把lot先reserve下来就回家。记住，一个人去，然后reserve lot的人别去谈价。

下面就是比耐心了。。。

第二步，把你特想做的，一般想做的，稍微想做的，根本不想做但是好奇的，所有的upgrade列个单子，让sales去quote。别一次都给他，慢慢来--只要不涨价，就跟他拖。。

第三步，容我回头再写。。。

minto的房子base price 要是46万，稍稍做点Upgrade就过500k。07年10月31号前买的房，08年以后close的是往回那钱。所以hst要是一上，肯定是买家付差价，别存幻想。

 

[阿土仔]

没签就好办了 不过minto比较讨厌。。。

第一步，选好的房型和Lot咱不能变。release那天凌晨排个队，把lot先reserve下来就回家。记住，一个人去，然后reserve lot的人别去谈价。

下面就是比耐心了。。。

第二步，把你特想做的，一般想做的，稍微想做的，根本不想做但是好奇的，所有的upgrade列个单子，让sales去quote。别一次都给他，慢慢来--只要不涨价，就跟他拖。。

第三步，容我回头再写。。。

minto的房子base price 要是46万，稍稍做点Upgrade就过500k。07年10月31号前买的房，08年以后close的是往回那钱。所以hst要是一上，肯定是买家付差价，别存幻想。

我的预算是升级后46万，重要的升级我已大致问了个价格，但不是正规的“quote”。我 hold lot，别人可以 challenge 我，这样我就骑虎难下了，因为我要的 lot 在新 release 中只有一个。要是等下一个 release，恐怕更赶不上七月一日了。除非 minto 的房子严重滞销，我才有讨价还价的余地。我注意到现在 minto 一次只 release 几个 lot, 生意不太好，不过还是很牛B.

如果赌一把，不知胜算能有多大，mino 按时交工的概率有多大？上周写信给MPP，询问因 Builder 延期至七月后的情况，是否可以免除HST,一直没有回音。

 

[小傻]

我的预算是升级后46万，重要的升级我已大致问了个价格，但不是正规的“quote”。我 hold lot，别人可以 challenge 我，这样我就骑虎难下了，因为我要的 lot 在新 release 中只有一个。要是等下一个 release，恐怕更赶不上七月一日了。除非 minto 的房子严重滞销，我才有讨价还价的余地。我注意到现在 minto 一次只 release 几个 lot, 生意不太好，不过还是很牛B.

如果赌一把，不知胜算能有多大，mino 按时交工的概率有多大？上周写信给MPP，询问因 Builder 延期至七月后的情况，是否可以免除HST,一直没有回音。

兄弟，你连mpp都找了，我就不瞎出主意了。。。大致来看，现在仍是买方市场，所以一定要沉住气。

good luck