Non-resident mortgage
in Canada: financing is available,
if you buy where you legally can.

It depends on three things: who you are, what the property is, and where it's located. The federal ban (in effect since January 1, 2023 and currently extended until January 1, 2027) restricts non-Canadians from buying residential property — but it carves out exemptions for certain work-permit holders and temporary residents, and it doesn't apply to many property types or to homes outside the larger census metropolitan and agglomeration areas. We assess your specific situation before you make an offer — this is exactly the step that protects you.

Most non-resident mortgage programs require about 35% down (roughly 65% loan-to-value). Lenders also typically want to see the down payment and closing funds in a Canadian account ahead of closing, plus reserves. The exact requirement varies by lender, property, and your profile — we'll confirm your number early.

Several provinces impose their own taxes on non-resident purchasers — for example Ontario's Non-Resident Speculation Tax (NRST) at 25% and British Columbia's additional property transfer tax at 20% in designated regions. These are separate from the federal ban and from your mortgage. We flag the ones that apply to your purchase and recommend you confirm the current rate with your lawyer or accountant, since they change.

Rental income: 25% withholding on gross rent unless you file an NR6. Sale: the buyer must withhold 25% (50% on rental property) of the price unless you get a CRA s.116 clearance certificate. The federal Underused Housing Tax was eliminated from 2025, but filings for 2022–2024 still apply.

Possibly. The Regulations exempt work-permit holders who have 183 days or more of validity remaining on their permit on the date of purchase and haven't purchased more than one residential property. The conditions are precise and have changed since the Act came into force, so we assess your permit and status individually rather than assuming. If you're a newcomer settling in Canada, our New to Canada page may also be a better fit.

Generally yes — the residential ban is aimed at residential property, and commercial real estate and buildings with four or more dwelling units fall outside it; Ontario's NRST still applies to properties with up to six units. Non-resident commercial financing has its own structure and down-payment requirements, which we're happy to walk through.

Non-resident lenders are used to foreign income. They'll typically want employment or business documentation, often translated and sometimes notarized, plus evidence of the down-payment source. Because verification is more involved than a domestic file, we package it carefully so the lender can say yes the first time.

Non-resident files can carry a modest premium and stricter terms than a domestic A-lender mortgage, reflecting the added verification and risk. The gap is usually smaller than people expect on a well-documented file. We shop the lenders most comfortable with non-resident lending to keep your rate competitive.

The federal prohibition is currently set to run until January 1, 2027. As of October 2026, the ban is scheduled to expire January 1, 2027; the government has signalled a possible replacement framework. Ontario's 25% NRST applies regardless. If it lapses as scheduled, the eligibility picture for non-residents opens up — but timelines like this can be extended or changed by the government, so we work with whatever rules are actually in force on your closing date.

Yes — and it's usually the goal. Once you establish Canadian residency and build domestic credit, you can refinance out of non-resident terms into mainstream A-lender pricing with a lower down-payment threshold. We set that review up front so you're not stuck on non-resident terms longer than necessary.