Buying · Newcomers · 2026
Six months in the country, a work contract, no Canadian credit file: yes, you can buy, often in the first year. Here is who can buy, with how much, and the eight steps in order.
A newcomer can buy a house in Quebec on arrival as a permanent resident, refugee or protected person; on a work permit, the purchase is allowed under the Prohibition on the Purchase of Residential Property by Non-Canadians Act (extended to January 1, 2027) if the permit stays valid at least 183 days and it is a single property. A mortgage is possible with no Canadian credit history through the CMHC and Sagen newcomer programs: 5% down for a permanent resident or a work-permit holder who occupies the property, no minimum period of residency, with an international credit report or a letter from the bank in the country of origin, and twelve months of rent and utilities paid on time. The FHSA ($8,000 a year, $40,000 lifetime) opens as soon as you are a resident of Canada for tax purposes and have not lived, in the previous four years, in a home in Canada that you owned; the HBP requires an RRSP held for 90 days. The welcome tax is paid like any buyer, and the 2026 refundable credit (up to $5,875) applies if you did not live in a home you or your spouse owned in the year of purchase or the four previous years. Count 1.5% to 4% of the price for closing costs and plan 90 days of proof of the down payment's source, including funds transferred from abroad.
| Status | Can buy? | Conditions (Prohibition Act, regulation SOR/2022-250) | Minimum down payment (CMHC/Sagen, owner-occupied) |
|---|---|---|---|
| Citizen, permanent resident | Yes | No condition | 5% (up to $500,000, 10% above) |
| Refugee, protected person | Yes | Exemption in the Act | 5% at CMHC depending on the lender's program |
| Work permit | Yes | Permit valid at least 183 days at purchase; only one residential property | 5% at CMHC; some lenders and Sagen ask 10% |
| Study permit | Under conditions | Tax returns filed for the 5 previous years, present in Canada 244 days a year over 5 years, price $500,000 or less, one property | Lender dependent, often 10% to 35% |
| Non-resident, visitor | Not in a census metropolitan area or census agglomeration | Ban until January 1, 2027; properties outside CMAs and census agglomerations are not covered; a review of the Act is under way | 35% and more, specialized lenders |
A Canadian or permanent-resident spouse buying alone is not covered by the ban; a joint purchase with a non-exempt non-Canadian is. The Act provides fines and a forced sale for violations, including for brokers and notaries who knowingly assist.
The CMHC Newcomers and Sagen New to Canada programs accept, instead of an Equifax or TransUnion file, an international credit report, a reference letter from your bank in your country of origin, and 12 months of proof of rent and utility payments (electricity, phone). Income must be Canadian and verifiable: employment contract, pay stubs, employer letter, end of probation; a self-employed newcomer here less than two years goes through a stated-income program with 10% or more down. Funds transferred from abroad must be traceable (statements of the source account, wire confirmation) and deposited in Canada before the offer. The rate is the market rate (4.24% five-year fixed, 4.09% insured, as of September 4, 2026); see the mortgage with no credit history.
FHSA: 18 and over, resident of Canada, not having lived in Canada, in the year or the four previous years, in a home you or your spouse owned; $8,000 a year deductible, $40,000 lifetime, tax-free withdrawal for the purchase. HBP: up to $60,000 withdrawn from an RRSP held 90 days, repaid over 15 years. Quebec refundable home-ownership tax credit (2026): refunds the welcome tax up to $5,875 (100% of the first $5,000, 25% of the next $3,500, reduced above a $750,000 basis), if you did not live in a home you or your spouse owned in the year of purchase or the four previous years; see the welcome tax refund. Federal first-time home buyers' amount: $10,000, about $1,500 less tax.
1. Check your status and the remaining validity of the permit. 2. Repatriate and document the down payment (90 days in Canada). 3. Pre-approval through a mortgage broker who knows the newcomer programs (see pre-approval). 4. Choose the area by work, school and transit, comparing median prices by city on our "buying a house" and neighbourhood pages. 5. Showings and an offer with financing and inspection conditions (7 to 10 business days). 6. Inspection and, for a condo, reading the minutes and the contingency fund. 7. Notary ($1,800 to $3,500), down payment delivered, signing 30 to 60 days after the offer. 8. Welcome tax received 3 to 6 months later, credit claimed on the tax return. The buyer's broker is paid by the seller: their services cost you nothing.
Yes, from day one for a permanent resident, and on a work permit valid at least 183 days; the mortgage requires verifiable Canadian income and a documented down payment.
No: the CMHC and Sagen newcomer programs accept an international credit report, a letter from your bank of origin and 12 months of rent and utilities paid.
5% at CMHC for a property you occupy (price under $1.5 million); some lenders ask 10%.
Yes if they are a resident of Canada for tax purposes and meet the first-time buyer definition; the Quebec refund goes up to $5,875 in 2026.
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.
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.