NEW TO CANADA
Mortgages for Newcomers to Canada
Your first home in a new country
Newcomer Program with as little as 5% down, stated-credit pathways, and options for permanent residents, and work permit holders. We walk you through how Canadian mortgages work.
Who you actually work with
Newcomer files depend on individual lender policy as much as on the rules themselves. Both of us work every file.
Kelly Foote
Mortgage Broker · FSRA #M21002713
Certified Divorce Specialist · Certified Canadian Reverse Mortgage Consultant
Niagara born and built, and the systems side of how a file actually gets run.
Lisa Reynolds
Mortgage Broker · FSRA #M15000477
Certified Canadian Reverse Mortgage Consultant
30+ years in the industry, and the lender strategy behind the harder files.
Fusion Mortgage Group is a team of licensed mortgage brokers with BRX Mortgage Inc., Mortgage Brokerage #13463.
Newcomer Programs
Newcomer Pathways
5% Down Programs
Access homeownership sooner with specialized newcomer programs requiring minimal down payments.
Alternative Credit
Build your application using international credit reports, rental history, and utility payments.
Work Permit Options
Specific lending guidelines for those on active work permits looking to purchase.
The Newcomer Navigator
An interactive tool to check your eligibility under the current rules and calculate your down payment.
Open Interactive Tool →Affordability Calculator
See how much you can qualify for based on your income and down payment.
Run the NumbersCommon questions
Newcomer mortgage questions
Can I buy a home in Canada if I am not a citizen or Permanent Resident?
In many cases yes, but there is a federal restriction to know about. The Prohibition on the Purchase of Residential Property by Non-Canadians Act is currently in place until 1 January 2027 and limits purchases by non-Canadians in most urban areas.
It carries exemptions, including for certain work permit holders, international students who meet strict criteria, and anyone buying together with a Canadian spouse or partner. Whether you fall inside one of those is worth checking before you start looking, not after.
Do work permit holders qualify for a mortgage?
Yes. Plenty of lenders approve borrowers on a valid work permit, usually with at least 10 percent down and evidence of steady Canadian employment income.
How soon after arriving in Canada can I buy a home?
There is no mandatory waiting period. Once you have steady Canadian income, and some newcomer programs accept as little as three months of employment, and your down payment is in place, you can qualify.
Can I get a mortgage in Canada as a newcomer with no credit history?
Yes. Newcomer programs are built for exactly this and lenders will accept alternative proof of credit, such as twelve months of on-time rent and utility payments, or an international credit report from your home country.
Start building Canadian credit anyway, from the day you arrive. It costs nothing and it widens your options considerably by the time you are ready.
How much down payment do newcomers need?
It depends on your status. Permanent Residents can buy with as little as 5 percent down on the first $500,000. Work permit holders typically need a minimum of 10 percent. Non-residents, where they are permitted to buy at all, generally need at least 35 percent.
Does foreign income or savings count?
Your down payment can come from savings held abroad, provided the money is in a Canadian account with a clear paper trail, usually 30 to 90 days before closing. Qualifying income is a different matter and generally needs to be earned in Canada.
Let’s start with a conversation.
Thirty minutes. No pressure. No rate-shopping. We listen, we ask questions, and we tell you whether the mortgage you are thinking about is actually a win for your future.
Typical 24h-48h turnaround time for a fully underwritten pre-approval.
Ready to make your move?
Whether you're buying your first home, renewing your mortgage, or going through a separation, we're here to help. Book a discovery call or send us a message below.