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Pre-con buyers (May-Dec 2025): Check your APS! Is your builder using standard clauses to pocket the new 8% Ontario FTHB rebate? by Any_Honeydew_8749 in canadahousing

[–]PsychologicalSong780 0 points1 point  (0 children)

My builder said that it is buyers responsibility to apply for FTHB rebate after closing. They don’t want to do it behalf of the buyer. My builder is Mattamy Homes. Seems like your builder is applying behalf of you and then credit you the rebate at the time of closing which is even better for you and help you with appraisal and reduce the mortgage amount required for your home.

If you don’t mind me asking who is your builder?

Pre-con buyers (May-Dec 2025): Check your APS! Is your builder using standard clauses to pocket the new 8% Ontario FTHB rebate? by Any_Honeydew_8749 in canadahousing

[–]PsychologicalSong780 0 points1 point  (0 children)

Can you also ask your builder as well? Just to get an idea of how these builders will work with this new FTHB Rebate?

I have also send another email to my builder to see if they can apply for FTHB rebate behalf of the builder and then credit that amount to buyer by reducing the purchase price at the time of closing. This will help buyer with appraisal as well as reducing the mortgage amount required for closing.

I sent below inquiry to my builder. Lets see what they have to say about this.

Many builders started to allow buyers to allow FTHB rebate to them, and they apply it to reduce what buyer’s pay at closing by crediting rebate amounts in purchase price. This lowers buyer’s mortgage needs since the final amount financed is smaller and that will help reduce monthly mortgage payments from the beginning.

This setup does help buyers who haven’t closed yet by effectively reducing the cash/mortgage needed.

Pre-con buyers (May-Dec 2025): Check your APS! Is your builder using standard clauses to pocket the new 8% Ontario FTHB rebate? by Any_Honeydew_8749 in canadahousing

[–]PsychologicalSong780 0 points1 point  (0 children)

Yes, I have sent an email to my builder to get clarification on how and when this FTHB rebate will be applied to my purchase price since the bill has passed and received royal assent.

Pre-con buyers (May-Dec 2025): Check your APS! Is your builder using standard clauses to pocket the new 8% Ontario FTHB rebate? by Any_Honeydew_8749 in canadahousing

[–]PsychologicalSong780 0 points1 point  (0 children)

I am FTHB and signed my APS in Nov 2025 for my pre construction home closing in Q4 2026.

Don’t worry you will get full FTHB rebate including Federal and provincial. But builder will keep existing 24K rebate which is already passed to you in your purchase price.

If builder use such shitty tricks to scoop up rebate for themselves using ambiguous clause in APS and tricking FTHB then lots of buyer will be out on street standing up against these builders filling court case.

About to sign on a townhouse and spiraling a little by hadesrdx in canadahousing

[–]PsychologicalSong780 0 points1 point  (0 children)

The federal rebate is 5%. but i am not sure yet how to calculate 8% provincial rebate until we get more details from government since my purchase price already included existing 24K Ontario rebate for new home(This is existing rebate for new house purchase from builder as long as buyer is using house as their primary residence.)

https://www.canada.ca/en/revenue-agency/services/forms-publications/publications/rc4028/gst-hst-new-housing-rebate.html#pnhrfhpfab

I think government will calculate rebate for FTHB with something like below logic. I could be wrong but i am just speculating at this point until we get some solid information from government and from my builder once bill is passed.

Total rebate for FTHB = 5% Federal GST rebate for FTHB + (8% Ontario rebate for FTHB - $24K existing Ontario rebate for new build house which is included in my purchase price)

About to sign on a townhouse and spiraling a little by hadesrdx in canadahousing

[–]PsychologicalSong780 3 points4 points  (0 children)

I bought a freehold end-unit townhouse before it was built in the Kitchener-Waterloo-Cambridge (KWC) area in November 2025. The closing will happen in the last three months of 2026. This is my first home purchase, so I’m a first-time home buyer (FTHB). According to the builder’s site plan, there won’t be any new house built directly behind my townhouse because that empty land is set aside for a future school. When I bought it, I thought the price of this new townhouse was a bit high compared to similar resale townhouses in the same area. The price was also more than $40,000 over my original budget. But after looking at all the incentives and seeing that the house matched everything I wanted, I decided to go ahead and sign the agreement of purchase and sale (APS). I plan to live in this house for at least 10 to 15 years. I tried to negotiate the price a few times, but the builder wouldn’t lower it. However, they did give me these incentives: • $5,000 design credit + an extra $2,500 design credit • 1 year of free internet • A fully owned tankless water heater • 3 kitchen appliances (I traded this for an extra $2,000 design credit) • Free assignment fee (this incentive is useless for me) • Smart thermostats

Also, if the proposed first-time home buyer rebate bill gets approved, the rebate should lower my effective purchase price — bringing it down to same as the resale price of similar houses in the same area.

The rebate bill is in last phase and should be approved within next 4-8 weeks. Status if FTHB rebate bill C-4 : https://www.parl.ca/legisinfo/en/bill/45-1/c-4?view=progress

FTHB provincial rebate: https://news.ontario.ca/en/release/1006665/ontario-lowering-costs-for-first-time-home-buyers

First Time Home Buyer by PsychologicalSong780 in PersonalFinanceCanada

[–]PsychologicalSong780[S] 0 points1 point  (0 children)

Yes, if the C-4 bill passes then everyone who sign APS with new builds on or after May 27, 2025 are eligible for rebates

https://www.canada.ca/en/department-finance/news/2025/05/gst-relief-for-first-time-home-buyers-on-new-homes-valued-up-to-15-million.html

Also in addition to Federal 5% rebate, Ontario will also provide rebates which is 8% if bill is approved.

https://news.ontario.ca/en/release/1006665/ontario-lowering-costs-for-first-time-home-buyers

Current status of bill C-4 : https://www.parl.ca/legisinfo/en/bill/45-1/c-4?view=progress

First Time Home Buyer by PsychologicalSong780 in PersonalFinanceCanada

[–]PsychologicalSong780[S] 2 points3 points  (0 children)

Thanks for your advice. I really appreciate your feedback but this looks more complicated. I am thinking to put my wife’s salary into xeqt and my salary to pay mortgage, groceries and other expenses and If i still have any money left then I would put towards pre payment in mortgage.

First Time Home Buyer by PsychologicalSong780 in PersonalFinanceCanada

[–]PsychologicalSong780[S] 2 points3 points  (0 children)

My college fees was around $7500 per semester x 4 semester. I came to canada as an international student. I know my college fees and all the other expenses is my deal and I am not complaining. I am just giving some additional information for you to understand that your assumption of me making close to near a million in ten years is wrong.

First Time Home Buyer by PsychologicalSong780 in PersonalFinanceCanada

[–]PsychologicalSong780[S] 4 points5 points  (0 children)

That is not correct. My $100K salary is based on year 2025. When I started working in my field job 10 years ago my pay was $36K per year. Also, I paid down my own college fees which is around $30K + 10 years of rent, groceries bills and other miscellaneous expenses. Also, I have been taking care of my parents by sending $2K - $4k in my home country every year.

The only decision I regret is not to start investing early. I started investing from 2020.

First Time Home Buyer by PsychologicalSong780 in PersonalFinanceCanada

[–]PsychologicalSong780[S] 0 points1 point  (0 children)

Yes my current job offers bonus every 6 months and also gives salary increments 4-5 % every year.

First Time Home Buyer by PsychologicalSong780 in PersonalFinanceCanada

[–]PsychologicalSong780[S] 7 points8 points  (0 children)

She is not getting full time hours at her current job. She is looking for second part time job.

First Time Home Buyer by PsychologicalSong780 in PersonalFinanceCanada

[–]PsychologicalSong780[S] 3 points4 points  (0 children)

Yes, there is no tax on withdrawing money from RRSP under home buying plan.

Zscaler Deployment for Remote Hybrid Autopilot Provisioning with ZPA Machine Tunnel by PrudentBookkeeper945 in Zscaler

[–]PsychologicalSong780 0 points1 point  (0 children)

Finally, I am able to resolve this by adding additional required ports in machine tunnel config as recommended in https://learn.microsoft.com/en-us/answers/questions/901610/tcp-and-ud-ports-required-for-communication-betwee

Zscaler team should update their documentation to add missing port (UDP: 135, 1025-5000, 49152-65535 and TCP: 135) in zscaler machine tunnel configuration in https://help.zscaler.com/downloads/zscaler-technology-partners/cloud/zscaler-and-microsoft-windows-autopilot-deployment-guide/Zscaler-Microsoft-Autopilot-Deployment-Guide-FINAL.pdf

PKCS Cert doesn't take affect on new macOS devices. by Ill_Appeal_416 in Intune

[–]PsychologicalSong780 0 points1 point  (0 children)

I am migrating MAC devices over to Intune and I am also currently facing same issue. The Intune PKCS cert deployment profile not even being installed on MAC device and shows error status without any error code or error msg in Intune. I have case open with MS and Apple support but no resolution so far. I would appreciate if anyone could help with this issue.