Newcomer · Buyer
Most of what you knew about buying a home elsewhere does not apply here, and a few things you fear do not apply either. Here is the newcomer's map of Quebec real estate, step by step.
The federal ban on residential purchases by non-Canadians is extended to January 1, 2027, but it covers fewer people than most think: permanent residents are not covered, buying with a Canadian or permanent resident spouse is exempt, and exemptions exist for some work permit holders (having worked full time in Canada at least three of the last four years) and for students on a path to permanent residence, under strict conditions. The ban also targets buildings of three units or fewer; buildings of four units or more are not covered. Canada does not see your credit history from abroad: Equifax and TransUnion start from zero on arrival. The good news: the main first-time buyer benefits rest on tax residency, not citizenship. The FHSA, the HBP, the welcome tax refund of up to $5,875 and the eliminated GST on a new home up to $1 million all apply to eligible first-time buyers. Since Finances Québec's Information Bulletin 2026-2 (April 2026), this credit is reduced by 2.35 % of the portion of the price above $750,000 and disappears at $1,000,000: $4,700 at $800,000, $2,350 at $900,000.
The federal ban on the purchase of residential property by non-Canadians has been extended to January 1, 2027, but it targets fewer people than commonly believed: permanent residents are not covered, buying with a Canadian or permanent resident spouse is exempt, and exemptions exist for certain work permit holders (having worked full time in Canada for at least three of the last four years) and for students on a path to permanent residence, under strict conditions. Another little-known nuance: the ban targets buildings of three units or fewer. Buildings of four units or more are not subject to it, which leaves the investment door open for some profiles. The rule carries serious penalties, for the buyer and for anyone who knowingly helps, so status is verified in writing before any offer: it is the first thing we settle with a newcomer, documents in hand.
Canada does not see your credit history from home: Equifax and TransUnion start from zero when you arrive. The reflex from the first weeks: a credit card (secured if needed), every payment automated, utilization under 30% of the limit, and time does the rest. In parallel, keep proof of rent and utility payments: several lenders accept them as alternative history. Six to twelve months of impeccable behaviour are often enough to generate a usable score, and two years give a solid file.
Most large institutions offer newcomer mortgage programs that relax the Canadian history requirement: alternative proof of payment, bank statements, sometimes an international credit report. Depending on status (permanent resident or not) and the program, the required down payment may be higher than the usual minimum; each lender has its own grid. This is the file where a mortgage broker is worth gold: the same profile can be refused at one counter and approved at another, depending on the institution's familiarity with foreign income, probation periods in a new job and funds transferred from abroad (plan for traceable transfers: lenders document the source of the down payment). We work with mortgage brokers used to newcomer files and connect you from the first meeting.
The good news few newcomers know: the major first-time buyer benefits rest on tax residency and first-time buyer status, not on citizenship. The FHSA opens as soon as you are a resident of Canada for tax purposes; the HBP applies to the RRSP you build here; the welcome tax refund (up to $5,875) and the eliminated GST on a new home (up to $1 million) target eligible first-time buyers. The smart arrival strategy: open the FHSA early (the $8,000 yearly room only accumulates after opening), contribute to the RRSP as soon as income allows, and aim to buy when the credit file and the down payment meet.
Three differences from almost everything you knew elsewhere: the transaction is completed at the notary, a neutral public officer, not two opposing lawyers; the offer is made on an OACIQ offer to purchase, binding on acceptance with no cooling-off period on a resale; and the welcome tax arrives by mail weeks after the purchase, when you no longer expect it. Add the local vocabulary (down payment, discharge, certificate of location, seller's declarations) and the two-speed market of 2026 (negotiable condos, competitive single-family homes), and guidance makes all the sense in the world. Inspection and legal warranty are covered in our guide on latent defects.
Months 1 to 3: credit card, automated payments, FHSA opened, proof of rent kept. Months 4 to 12: FHSA and RRSP contributions, credit file taking shape, realistic budget set. Months 12 to 24: pre-approval with a mortgage broker (newcomer programs), serious shopping, offer to purchase with well-drafted conditions. Many newcomers buy this way well before their fifth year in the country. The calendar adapts to status and to the market. What does not change: every month where credit builds and the FHSA fills is a month working for you.
Very often, yes. The ban (extended to January 1, 2027) does not cover permanent residents, nor purchases with a Canadian or permanent resident spouse, and exemptions exist for some work permit holders and students under conditions. Status is checked in writing before any offer.
Six to twelve months of impeccable behaviour usually produce a usable score; two years give a solid file. Start in the first weeks.
Yes, on the basis of tax residency and first-time buyer status: the FHSA, the HBP, the welcome tax refund up to $5,875 and the GST elimination on new homes up to $1 million.
Also available in French: version française de ce guide.
Published September 1, 2026 by the Loaa & Manseur team, the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 according to the official RE/MAX ranking. Tell us about your project.
Quebec runs on civil law, so several French terms have no direct English equivalent: hypothèque is a hypothec and not a mortgage, vices cachés are latent defects, and the taxe de bienvenue is legally transfer duties. The full list is in our Quebec real estate glossary.
Équipe no 1 de RE/MAX Platine en 2024 et en 2025, 6e au Québec, 15e au Canada et dans le top 50 mondial au classement officiel RE/MAX. Réponse en moins de 24 heures, sept jours sur sept.