Understanding Deposit Structures for Pre-Construction Homes in Ontario
Smart Buyer Guides · ~6 min read · Updated 2026
The deposit structure is one of the most negotiable-looking parts of a pre-construction purchase — but it's also one of the least understood. Understanding how staged deposits work in Ontario, and how extended deposit programs change the cash-flow picture, helps you plan your Windrose purchase with fewer surprises.
How staged deposits work
In a standard pre-construction purchase, the total deposit is split into instalments — for example, an amount on signing, another at 30/60/90/180 days, and often a further instalment closer to occupancy or closing. The total deposit typically lands somewhere between 5% and 20% of the purchase price, depending on the release and buyer type.
Extended deposit structures
Some releases offer extended deposit structures — same total deposit, but spread over a longer period (12, 18, or even 24 months). These help buyers who have the down-payment funds but not all of it liquid at signing.
Deposit vs total down payment
The deposit forms part of your total down payment at closing. Your lender looks at the total percentage against the purchase price to qualify your mortgage — deposits paid before closing count toward that. See /blog/deposit-vs-down-payment-new-home for the full explanation.
Deposit protection
| Home type | Deposit protection |
|---|---|
| Freehold house | Protected under Tarion up to program limits |
| Condo unit | Protected under separate program with different limits |
| Condo-town | Same as condo |
Windrose homes are freehold, so freehold deposit protection applies. For current program limits and details, check Tarion directly.
Practical planning
When investors face different terms
Non-resident and investor buyers sometimes face different deposit percentages or schedules. Confirm your situation with the builder and your lawyer before signing.
How to see the current Windrose schedule
Deposit structures are release-specific and can change with each phase. Register and the sales team sends the current schedule and pricelist together.
Frequently asked questions
- How much is a typical Windrose deposit?
- Total deposits typically fall in a 5–20% range depending on release and buyer type. The current schedule is sent to registrants.
- Is my deposit refundable?
- Generally not once the cooling-off period (if applicable) has passed, except in specific circumstances defined in the APS. Read the APS with your lawyer.
- Does an extended deposit cost more?
- Not usually — the total deposit is the same, spread over more time. Confirm whether any release-specific terms change.
- What happens to my deposit if the builder cancels?
- Deposit protection under Tarion returns eligible funds, subject to program limits and conditions.
- Can I finance my deposit?
- Sometimes — via HELOCs or investment liquidations. Get personal financial advice before borrowing to fund a deposit.
- See the freehold home types →
- Unlock the Documents & Downloads vault →
- The Freehold Advantage at Windrose: What "No Condo Fees" Really Means →
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- Buying Pre-Construction in Caledon: A Smart-Buyer Checklist →
- Tarion Warranty & Closing Costs for New Homes, Explained →
- POTL & Common-Element Fees on Freehold Towns, Explained →
- New Construction vs Resale Homes in Caledon: Pros & Cons →
- Assignment Sales in Pre-Construction, Explained →
- What VIP / Platinum Access Means in Pre-Construction →