Presale Deposit Structure Vancouver 2026 — Matt Brevner PREC
Vancouver Presale Deposit Structure: What You're Actually Committing To
The presale deposit structure is the financial commitment you're actually making upfront. Here's exactly how it works — and what you need to have in place before you sign.
The Typical BC Presale Deposit Schedule
Most Vancouver presale projects use a 10% total deposit paid in two tranches:
- Tranche 1 (5%): Due on signing (or suite request). This is "earnest money" — it shows you're serious.
- Tranche 2 (5%): Due 90 days later. This completes your total 10% deposit obligation.
Real example — BUTE at Clayton Crest at $469,990 (Jr. 2BR):
- 5% on signing: $23,499.50
- 5% at 90 days: $23,499.50
- Total deposit: $46,999
- Remaining at completion: ~$423,000 (financed)
That $47K sits in trust for ~2 years. Make sure you won't need it.
Where Your Deposit Goes
In BC, presale deposits must be held in trust by an independent law firm or notary. The developer cannot access it until completion. If you pull out after the rescission period, the developer can claim it. If the developer cancels, you get it back with interest (typically at the rate earned by the trust account).
The Mortgage Timing Problem
This trips up first-time presale buyers: your mortgage is arranged at completion, not at signing. You could sign today for a 2028 completion. Your mortgage needs to be in place in 2028 — based on 2028's interest rates and your 2028 financial situation. If rates go up substantially, if your income changes, if lending rules tighten — that's your risk. Pre-approval today is helpful for budgeting but does not lock in your 2028 financing.
Presale Deposit FAQ
How much is a typical presale deposit in Vancouver?
Most Vancouver presale developments require 10% of the purchase price as a deposit, paid in installments over 90-120 days. Some developments require 15-20%. The deposit is held in trust until completion.
Is my presale deposit protected if the developer goes bankrupt?
In BC, presale deposits must be held in trust by an independent lawyer or notary (not by the developer). If the developer goes bankrupt before completion, your deposit in trust is protected from creditors. This protection is a key feature of BC presale law.
When do I need to arrange my mortgage for a presale?
You arrange your mortgage at completion, not at signing. Your deposit is paid out of pocket — it is not financed. The mortgage kicks in when you take possession. This means you'll need a mortgage pre-approval or financial plan for the completion date (often 2-4 years away), not today's date.
What happens to my deposit if I change my mind?
After the 7-day rescission period expires, your deposit is generally non-refundable if you choose to walk away. If the developer cancels the project, you get your deposit back. This is why reading the disclosure statement in the 7-day window is critical.
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