New Homes and Presales: Is Realtor Commission Different?
By Justin Qiao
Updated: May 8, 2026
Quick answer
Realtor compensation on new homes and presales can work differently from resale transactions. A developer may have its own sales team, registration rules for cooperating agents, project-specific compensation policies, GST treatment, disclosure documents, assignment rules, and completion timelines. Buyers and sellers should confirm representation and compensation in writing before signing, not after the presentation centre visit.
Who this is for
Buyers considering presales or newly completed homes, and sellers comparing resale commission assumptions with developer-led project sales.
Why new-home compensation can differ
In a resale, compensation is usually negotiated through the listing brokerage framework. In a presale or new-home project, the developer may set project-specific rules for outside Realtor participation. Some projects require the buyer’s agent to register the buyer before the first visit. Some have limited cooperation or different compensation schedules. Some use in-house sales representatives who work for the developer’s side.
The buyer should not assume the same process as a resale condo tour.
Representation and disclosure
A developer’s sales representative may provide product information, floor plans, price lists, disclosure statements, amendment notices, and deposit schedules. That does not automatically mean the representative is advising the buyer as the buyer’s agent. Buyers should clarify who represents whom and whether they want independent Realtor, legal, mortgage, and tax advice.
If a buyer has already visited the sales centre, the next step is not to panic or assume representation is impossible. The buyer should ask the project team and the Realtor, in writing, what registration or cooperation rules apply from that point forward. The answer may vary by project, so clarity matters more than assumptions. ## Document proof to request
Ask for agency and representation disclosures, buyer agency agreement if used, developer disclosure statement and amendments, purchase agreement, deposit schedule, GST disclosure, assignment rules, completion timing language, warranty information, and written explanation of any brokerage compensation arrangement.
Decision questions before signing
Ask: Is my agent registered with the project? Who is paying any cooperating compensation? Could I owe anything separately? Does GST apply and how is it shown? What are the deposit dates? What can change before completion? What are my assignment rights and limits? What happens if mortgage rules, rates, or personal finances change before completion?
Add a second layer of questions for risk tolerance: Can I carry the deposit schedule without using emergency cash? Do I still qualify if rates are different at completion? Would I be comfortable closing if the finished unit, strata budget, or neighbourhood conditions are not exactly what I imagined today? If the purchase only works under perfect assumptions, it needs more review. ## Common mistakes
- Visiting a presentation centre before clarifying agent registration rules.
- Assuming developer sales staff represent the buyer.
- Ignoring GST and completion-adjustment language.
- Treating a presale deposit schedule like a normal resale deposit.
- Signing before legal review when the timeline allows review.
Practical sequence
Before the first presentation-centre visit, decide whether the buyer wants independent Realtor representation and confirm the project’s registration rule. Before signing, collect the disclosure statement, amendments, purchase agreement, deposit schedule, GST language, assignment terms, estimated completion window, warranty details, and compensation explanation.
During any rescission or review period that applies, send the documents to the lawyer, lender, and accountant where relevant. Build a timeline showing deposit dates, financing check-ins, expected completion, rate-hold expiry, and the cash needed if completion arrives earlier or later than expected. This is a different workflow from a resale offer, so pair it with BC Home Buying Costs rather than relying only on a resale checklist.
Decision memo summary
The presale memo should state who represents the buyer, whether any Realtor compensation is confirmed, what the developer contract requires, what GST and deposit assumptions are being made, and what risks can change before completion. The most important line is usually not the display price; it is whether the buyer can still close if timing, rates, appraisal, assignment plans, or personal finances change.
FAQ
Is Realtor commission always paid by the developer on presales?
No. It depends on the project policy and written agreements. Confirm before relying on it.
Can I bring a Realtor after I already visited the sales centre?
Sometimes, but project registration rules may limit this. Ask before the first visit if you want representation.
Do buyers pay extra to use a Realtor on a presale?
Not necessarily, but the answer depends on the developer’s cooperating-agent policy and any buyer representation agreement. Confirm the compensation and registration rules in writing before signing.
Greater Vancouver and BC context
Presales are common across Vancouver, Burnaby, Richmond, Coquitlam, Surrey, and the North Shore, but project policies can differ sharply. Registration rules, incentives, deposit structures, assignment permissions, parking or storage availability, estimated strata budgets, and completion timing are not standardized enough to treat casually.
The local risk is that polished sales environments make decisions feel simpler than they are. A calm buyer slows the process down long enough to verify representation, documents, GST treatment, financing, and exit options before excitement becomes obligation.
References
- BCFSA – Consumer Guide to Pre-sale Real Estate Purchases: https://www.bcfsa.ca/public-resources/real-estate/consumer-resources/consumer-guide-pre-sale-real-estate-purchases
- BCFSA – Real Estate Development Purchaser Rights: https://www.bcfsa.ca/public-resources/real-estate/consumer-resources/real-estate-development-purchaser-rights
- Province of British Columbia – Property transfer tax: https://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax
- Greater Vancouver REALTORS – Buying costs: https://www.gvrealtors.ca/news-archive/buying-costs.html
Disclaimer
This article is general information for BC real estate clients. It is not legal, tax, accounting, mortgage, insurance, strata, or financial advice. Rules, fees, market practice, and government programs change. Confirm current requirements with your lawyer or notary, accountant, lender, insurer, strata manager, municipality, and other qualified professionals before relying on a budget or signing documents.
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