Pre-con structural options: better to take them with the builder or do them after closing?
I'm buying a pre-construction stacked townhouse upper unit (corner) from a builder in the GTA, and I'm about to have my structural options appointment.
I have to finalize my options during a 30-minute appointment, so I'm trying to make an informed decision about what is actually worth doing through the builder versus what would be better to do after occupancy with a contractor of my choice.
I am attaching the floor plan below, and I also have pricing for some of the options:
- Optional Dining Room – $3,000 (removes Bedroom 3)
- Optional Enclosed Dining Room – additional $5,000 ($8,000 total)
- Optional Den + Powder Room – $8,500 (removes Bedroom 3)
- Optional Enclosed Den – additional $4,500 ($13,000 total for Den + Powder Room + enclosed den)
I want the powder room for sure, but instead of having an open den, I would actually prefer to turn that space into a proper private room with four walls and a door (office/guest room) but I am unsure about what the builder means by "Enclosed Den" as the floor plan for the Den + Powder Room option shows "Optional Wall w/ Trimmed Opening."
If the builder's $4,500 "Enclosed Den" option does mean a private room with four walls and a door, would it make more sense to:
Option A: Pay the builder $8,500 for the Den + Powder Room and then have my own contractor add the wall + door after occupancy?
Option B: Pay the builder the additional $4,500 for the "Enclosed Den" and have the builder do it (13k total)?
I'm also interested in the other structural options, such as the kitchen island, electric fireplace, walk-in shower, etc. I'm still waiting for those prices.
The builder also has an incentive program for structural options. For $10,000+ in structural options, there can be a 2%, 5%, or 10% discount depending on the payment option, so I'm also trying to determine whether that changes the calculation.
For people who have gone through a similar pre-construction experience:
- Are there any structural, electrical, plumbing, HVAC, or permitting considerations that make certain options worth doing with the builder?
- How much of a premium did you find the builder was charging compared with doing similar work after closing?
- Which structural options are difficult, impossible, or significantly more expensive to add after occupancy?
- Which options were much cheaper to do afterward with your own contractor?
- Which upgrades do you regret NOT doing with the builder?
- Which upgrades do you regret paying the builder for?
One thing I'm also considering is the timing. Occupancy is currently scheduled for March 2028, so if I skip an option now and plan to hire my own contractor after closing, that work wouldn't happen for another ~1.5 years.
That makes the comparison a little more complicated because contractor labour/material costs in 2028 could be higher than they are today. For anyone who has done this before, did you find that the potential future increase in contractor costs made the builder's pricing more attractive, or was the builder still significantly more expensive?
If you've gone through this before, I'd really appreciate actual numbers. Even approximate examples like "builder charged $X vs. contractor quoted $Y" would be extremely helpful.
Thanks!
