Newcomers to Canada
Buying a home soon after you arrive
You don’t need years of Canadian history to buy here. You do need the right paperwork, a clear money trail and a lender who works with newcomers.
Who can buy
Check your status first
Permanent residents and citizens
You can buy a home in Edmonton the same way anyone else can. Your lender will look at your income, credit and down payment.
Work or study permit holders
A federal law limits non-Canadians from buying homes in cities like Edmonton. It’s set to run until January 1, 2027, and the government has been reviewing what comes next.
There are exceptions, including for some work permit holders with at least 183 days left on their permit who haven’t bought another home. Check your situation with a lawyer before you sign anything.
Getting mortgage-ready
What lenders will ask for
Build Canadian credit early
Open a Canadian bank account and a credit card soon after you land, use it a little, and pay it off in full every month.
Show steady income
Lenders look at your job in Canada: how long you’ve been there, your pay, and whether you’ve finished probation. Keep your job letter and pay stubs.
Leave a money trail
Lenders need to see where your down payment came from. Move money from abroad early and keep every statement.
Get family gifts in writing
Gifts from close family are usually accepted with a signed gift letter saying it doesn’t have to be paid back.
Talk to a newcomer-friendly lender
Many banks and brokers have newcomer programs with their own rules. I can refer you to mortgage professionals who work with newcomers.
Get pre-approved, then shop
With a pre-approval in hand, we can look at homes knowing your real budget.
Rent first or buy now?
There’s no one right answer
Renting for a while lets you learn the city, settle into work and build credit. Buying sooner can make sense if your job is stable, your paperwork is ready and you know the area you want.
Either way, start saving and building credit now. If you’re a resident of Canada for tax purposes and have never owned a home, you may be able to open a First Home Savings Account (FHSA) and save toward your down payment tax-free.
Documents to start gathering
- PR card or permit, and passport
- Job letter and recent pay stubs
- Bank statements showing your down payment
- Statements for any money moved from abroad
- Rent receipts or a landlord reference
General information only, as of October 2026. Rules for non-Canadians may change in 2027. Confirm your own situation with a real estate lawyer and your lender before you act.
Want a plan for your first year?
Tell me where you are now and I’ll help you work out what to do first.