Buying in Calgary as a newcomer

The federal ban on non-Canadian purchases, and who is exempt

The Prohibition on the Purchase of Residential Property by Non-Canadians Act came into force on January 1, 2023 and was extended to January 1, 2027. It stops people who are neither citizens nor permanent residents from buying homes with three or fewer units in census metropolitan areas such as Calgary. The important part for newcomers is the list of exemptions in the regulations, which include:

• Temporary residents with a work permit who meet the prescribed conditions (for example, a set minimum validity remaining on the permit and no previous purchase under the exemption).
• International students meeting their own conditions, including a purchase price cap.
• Protected persons and refugee claimants with the required status.
• Non-Canadians buying together with a spouse or common-law partner who is a citizen, permanent resident or otherwise eligible.

Penalties for a non-compliant purchase are serious, and REALTORS® and lawyers who knowingly assist can also be fined. Roni treats eligibility as step zero: before you look at homes, your lawyer or an immigration professional confirms where you stand. Read the current regulations at Justice Laws Canada and CMHC’s guidance; both change.

Newcomer mortgage programs

Major Canadian lenders and mortgage insurers run newcomer programs that accept a limited Canadian credit history if you arrived within roughly the last five years and have permanent residency or a qualifying work permit. Typical features:

• Down payment from 5% (insured) with proof of funds and their source; larger down payments for some permit types.
• Income from a Canadian employer, often after a probation period, or documented foreign income for some products.
• Alternative credit evidence: 12 months of rent and utility payments, an international credit report, or a bank reference from your home country.

Roni works alongside mortgage brokers who handle these files every week, including Russian-speaking ones. Start the conversation before you pick a neighbourhood; the program you qualify for shapes the price range.

Credit history and documents to prepare

• Passport, permit or PR card, and SIN.
• Employment letter, pay stubs and, if self-employed, two years of financials where available.
• Proof of down payment with 90 days of history, and an explanation of any large deposits or gifts.
• Canadian bank account, and a credit card used and paid in full each month to build a score fast.
• If you are still in your home country: foreign credit reports, translated.

In your language, in writing

Alberta purchase contracts, condominium documents and mortgage commitments are in English. Roni explains them in Russian or Ukrainian as you go, and for the Hebrew-reading Israeli community this site is available in Hebrew. Your lawyer’s independent advice is still required, and Roni will recommend lawyers who are used to working with newcomers.