Buying · Work permit · 2026
Work permit, two-year contract, tired of renting: the law allows the purchase, on two conditions, and the mortgage follows at five or ten percent. Here are the exact rules, what happens when the permit expires, and the traps.
A work-permit holder can buy a house in Quebec in 2026: the regulation under the Prohibition on the Purchase of Residential Property by Non-Canadians Act (SOR/2022-250, section 5) exempts them if the permit (or work authorization) is valid for at least 183 days from the purchase date and they have not already bought a residential property during the ban. The Act, extended to January 1, 2027 and under review, covers only buildings of three units or fewer located in a census metropolitan area or census agglomeration; a cottage outside those zones is not covered. The mortgage goes through the newcomer programs: 5% down at CMHC for an owner-occupied property under $1.5 million, 10% at several lenders and at Sagen, with Canadian income and, failing a Canadian score, an international credit report or 12 months of rent paid. A permit that expires after the purchase does not force a sale: the property remains yours; the lender may however require proof of a status that allows you to work at renewal. The traps: a closed permit tied to an employer you leave, a joint purchase with a non-exempt spouse, a down payment abroad not repatriated, and an offer without a financing condition.
| Rule | Content | Source |
|---|---|---|
| General ban | A non-Canadian (not a citizen, permanent resident or registered Indian) may not buy, directly or indirectly, a residential property of 3 units or fewer located in a CMA or census agglomeration | Act, s. 2 and 4; regulation, s. 3 |
| Duration | January 1, 2023 to January 1, 2027 (extension of February 2024); review announced, model under study: open new builds and vacant land to foreigners, keep the ban on resale | Budget Implementation Act 2022, s. 237 |
| Work-permit exemption | Permit or work authorization valid at least 183 days from the purchase date, and no other residential property bought during the ban | Regulation, s. 5(b) |
| Student exemption | Tax returns filed for the 5 previous years, present in Canada at least 244 days in each of those years, purchase price $500,000 or less, one property | Regulation, s. 5(a) |
| Refugees, protected persons, Canadian spouse buying alone | Exempt | Act, s. 4 |
| Penalties | Fine up to $10,000 for the buyer and anyone who knowingly assists (broker, notary), and possible court-ordered sale with no profit | Act, s. 6 and 7 |
CMHC Newcomers: 5% down for a 1- or 2-unit building you occupy, 10% for 3 or 4 units, price under $1.5 million, no minimum residency, credit shown by an international report or a letter from your bank of origin. Sagen and several lenders: 10% down on a work permit. Canadian income required (contract, pay stubs, probation completed); down payment in Canada for 90 days, with the wire trail. The rate is the insured market rate (4.09% to 4.24% five-year fixed as of September 4, 2026), the 4.00% or 3.10% CMHC premium is added to the loan and its 9% tax is paid at the notary. On a $450,000 condo with 10% down, the insured loan is about $417,555 and the 25-year payment about $2,251.
Nothing forces a sale: the exemption is assessed on the purchase date. The mortgage renewal, however, depends on the lender: most ask for proof of a status that allows you to work (new permit, permanent residence in progress); an expired status at renewal can lead to a refusal and a transfer to an alternative lender. Plan the permit renewal or the permanent residence application before the end of the term, and prefer a term that matures after the likely date of permanent residence.
Closed permit: leaving the employer voids the work authorization and weakens the renewal; an open work permit or permanent residence in progress secures the file. Joint purchase: if the spouse is neither a citizen, permanent resident nor exempt, buying together is prohibited; the exempt spouse buys alone. Down payment: funds abroad must be repatriated, traceable and deposited 90 days before. Offer: always a financing condition, because the lender checks status and permit before approving. Quick resale: the 365-day flipping rule (resale taxed as business income) applies as to any buyer, with exceptions (relocation, death, separation).
Yes, if the permit is valid at least 183 days on the purchase date and you have not already bought a residential property during the ban; the ban itself ends January 1, 2027 unless extended again.
5% at CMHC for an owner-occupied property under $1.5 million; 10% at Sagen and several lenders.
You keep the property; the lender may ask for proof of valid status at the mortgage renewal.
Only with five years of tax returns and presence in Canada (244 days a year), a price of $500,000 or less and a single property.
To run your own numbers: the commission calculator, our fees and the mortgage calculator. French versions are linked below.
The Loaa & Manseur team, led by Lotfi Manseur and Loaa Al Daow, is 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 of large residential teams according to the official RE/MAX ranking, computed on actual transactions. Its Google profile counts 221 reviews with a 4.9 rating. Its offices are at 55 avenue de l'Équinoxe in Brossard, one bridge from the island, and every broker's licence can be checked in the OACIQ public register. Three things to verify yourself before calling us, and to demand of any other broker.
Also available in French: version française de ce guide.
Published September 7, 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.
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.