CaraCo Development Corporation

If a zero-star rating were possible, that is what I would select. Our experience with Caraco has been deeply disappointing, especially considering the premium price point of these homes. When you pay close to one million dollars for a new build, you expect competent engineering, proper building science, and accountability. Unfortunately, we received none of the above. One of the larger rooms in our home is constructed above the garage, a condition that inherently requires enhanced thermal consideration due to heat loss from the unconditioned space below. Despite this, only one floor supply vent was installed. Any experienced HVAC professional would understand that a room over a garage requires additional airflow and insulation measures to maintain thermal balance with the rest of the house. The result? When the thermostat is set to 22°C, the floor temperature in that room drops to 14°C or lower at night, depending on outdoor conditions. The ambient room temperature fluctuates between 16–18°C, significantly colder than the rest of the home. This is not a minor variance; this is a clear failure in HVAC design and thermal envelope planning. I routinely need two to three blankets just to sleep comfortably. A brand-new home should not perform worse than a 60-year-old house. Instead of correcting the airflow imbalance or addressing potential insulation deficiencies, Caraco repeatedly sent inspectors on multiple occasions, wasting our time, only to generate documentation attempting to justify why this “isn’t an issue.” The effort invested in defending the defect far exceeded the effort required to fix it. The problems do not stop there. At an indoor humidity level of 35–40%, which is already on the lower end of comfort, the windows accumulate excessive condensation that freezes into ice. When sunlight hits the glass, the ice melts and pools water along the frames. This is indicative of poor window insulation, thermal bridging, or sealing deficiencies. Older homes do not exhibit this level of failure under similar humidity conditions. Caraco’s response? They labelled it “normal.” There are cracks throughout the home, in the basement, along foundation areas, and in multiple interior locations, including areas previously “repaired” last year. Cracking can occur in new construction, but the volume and recurrence point to deeper structural or finishing concerns. Wind infiltration is also noticeable. When you are inside the house, you can audibly hear wind movement as though you are outdoors. Snow shifting on the roof produces startlingly loud noise, enough to wake you from sleep. This raises serious concerns about insulation density, sound dampening, and overall build quality. What is most frustrating is not just the defects themselves, it is the company’s approach. Rather than prioritizing resolution, Caraco’s primary focus appears to be documentation and liability protection. Communication has often been dismissive and unprofessional. Client time, dignity, and legitimate concerns do not seem to be valued. On a home built at this price point, these issues are unacceptable. These are not cosmetic inconveniences; they reflect deficiencies in quality control, material standards, and post-construction accountability. There are hundreds of additional concerns beyond what I’ve outlined here, and most are met with resistance rather than resolution. For prospective buyers: understand that once the sale is complete, obtaining meaningful corrective action may be an uphill battle. We expected craftsmanship and integrity. What we received was defensiveness and deflection. Proceed with caution, or better yet, do not proceed at all. This company is a complete waste of time and money.

I bought a brand new house from Caraco in Kingston in September 2023. The builder is shady as they refused to return my grading deposit and said that I have forfeited my grading deposit because there was some sidewalk damage in front of my house. The builder couldn't provide any proof of the public sidewalk damage in front of my house that was caused by our gross negligence that resulted in the forfeiture of the grading deposit of $500. All sort of people walk on the sidewalk and vehicles drive over the sidewalk to enter the driveway. In addition, the sidewalk is salted in winter and the poor quality of concrete can result in accelerated spalling and it's also a natural quality of the concrete when exposed to salt while clearing the driveway. I have bought 10 plus properties in last 25 years and never had a builder refuse a grading deposit for a made up excuse. I guess the recession hit Caraco hard as no one is buying houses anymore. So they want to nickel and dime their existing customers. I or any future generation of my family will never buy from Caraco again.

I deeply regret purchasing a new home from CaraCo. This has been one of the worst experiences of my life, and if I could go back in time, I would have bought a finished home instead. With a finished house—often for nearly the same price—you can get many upgrades already included, such as a finished basement, better interior finishes, or even a pool, without the stress and hidden costs that follow a new build. Living in a construction zone for months is also far from peaceful. CaraCo’s focus is clearly on maximizing profit, not customer satisfaction. Everything seemed professional and reassuring before signing the purchase agreement and paying the deposit. However, the situation changed dramatically at the design stage—a pattern I’ve heard repeatedly from many buyers in our neighborhood, even from those who bought nearly ten years ago. Most issues begin at the design centre, managed by someone whose actions seem aimed at protecting the company’s profit rather than helping customers. The experience there was unpleasant — I was treated disrespectfully, pressured into making quick decisions, and given misleading information. I was made to feel that I had to accept unfair upgrade prices and terms under the threat of receiving only a base model with no upgrades or losing my deposit altogether. The “upgrade agreement” was full of ambiguous and one-sided terms designed to shield the builder. The home’s structure and build quality are deeply disappointing. It is shocking to see long, visible cracks on both the poured concrete basement walls and floor in a brand-new house. CaraCo refuses to act unless cracks exceed 4 mm, which suggests they may have skipped using proper steel reinforcement to save costs—putting long-term durability at risk. They also compromise on energy efficiency and materials. While they are required to build energy-efficient homes, they install only thin Styrofoam panels on the exterior walls, with no plywood or chipboard sheathing, leaving drywall as the main structural layer. This makes the walls weak and easy to damage. They use standard wood studs on the main floor and engineered studs only upstairs, giving a misleading impression of “quality construction.” Inside, the materials are the cheapest possible—fixtures, tiles, tubs, mirrors, and ceramics that look outdated and low-end. Paid upgrades were swapped for cheaper versions without clear explanation. Once you move in, defects and cracks are everywhere, and reporting and fixing them is slow and frustrating. You spend endless time accommodating their inefficient service team just to get basic issues resolved. CaraCo relies heavily on carefully worded contracts and years of experience navigating Tarion’s system to protect themselves rather than homeowners. Sadly, Tarion appears to offer little real help, leaving customers to face these issues alone. Overall, I strongly discourage anyone from buying a home from CaraCo. Their practices—from sales and design through construction and after-sale service—are profit-driven, misleading, and disappointing. They prioritize money over honesty, quality, and customer satisfaction.