Relocation, Handled With Care and Perspective

Moving to a new country is about more than finding the right home - it requires local insight, trusted guidance, and clarity at every step.

Our Relocation Division supports individuals and families moving to Toronto from Europe, the U.S., and beyond, offering a seamless, well-connected experience backed by Sotheby’s International Realty.

Housing Guide

A Thoughtful, Connected Approach

Through years of working with international and out-of-province clients, our team has developed a deep understanding of what relocation truly requires. With that insight, this guide outlines the key housing considerations for non-Canadian residents, whether you’re planning to rent first or exploring homeownership, so you can move forward with certainty and confidence.

Housing Guide for Non-Canadian Residents Relocating to Canada

  • Your immigration or visa status affects what you can do:

    • Temporary residents (work/study permit): Can rent freely and may buy property in some provinces (but check restrictions).

    • Permanent residents: Same rights as citizens for buying or renting.

    • Foreign nationals (no residency status): Can buy property, but some restrictions apply (see below).

    2023-2027 Rule:

    Canada currently has a temporary ban on non-residents buying residential property in many areas (the Prohibition on the Purchase of Residential Property by Non-Canadians Act)

    • Exceptions include:

      • International students meeting certain conditions

      • Work permit holders (after 1 year of full-time work)

      • Buying in smaller towns under 10,000 population

  • Renting first is often the easiest step when you arrive.

    What You’ll Need:

    • Passport or visa

    • Proof of income (employment letter, pay stubs, or bank statements)

    • References (personal or professional)

    • Credit report (if available from your home country)

    If you don’t have Canadian Credit Yet:

    • Offer to pay 3-6 months’ rent upfront

    • Provide a guarantor (local friend, employer, or family)

    Where to Look:

    Tips:

    • Avoid scams - never send deposits before seeing the unit or verifying the landlord

    • Lease agreements are legally binding; read terms carefully (utilities, pets, parking)

    • Every province has tenant protection laws (e.g. rent control in Ontario and BC)

  • If you’re eligible to buy, here’s what to know.

    Financing:

    • Canadian banks require larger down payments from non-residents (often 35% or more).

    • You’ll need:

      • Valid passport and proof of status

      • International credit references

      • Proof of funds and source of income

    • Use a mortgage broker who specializes in newcomers or international clients

    Additional Costs:

    • Land Transfer Tax (varies by province; Toronto has a municipal one too).

    • Foreign Buyer Tax: 25% in BC, 25% in Ontario (but exemptions may apply if you become a PR or work/study permit holder)

    • Property Taxes (annual, based on assessed value)

    • Legal fees, home inspection, and insurance

    For the First Few Weeks:

    • Furnished executive rentals (through corporate housing providers)

    • Airbnb or Vrbo for short-term stays while you view long-term options

    • Extended-sty hotels or serviced apartments in major cities like Toronto, Vancouver, and Montreal

  • Key Considerations:

    • Commute: Access to public transit or main roads

    • Safety and community: Check local crime maps and demographics

    • Schools: If you have children, review school catchments at Fraser Institute Rankings

    • Amenities: Grocery stores, parks, medical clinics, etc.

    • Climate: Winters are harsher the further east or inland you go

    • Choose a REALTOR® experienced with newcomers or international clients

    • They can:

      • Explain local market norms and legal requirements

      • Help you prepare lease or offer paperwork

      • Connect you to lawyers, lenders, and inspectors

    Agents’ commissions are typically paid by the seller for purchases, and free for renters (though in some cities like Toronto, landlords may expect tenants to cover part of it)

    • Set up utilities (hydro, gas, internet)

    • Purchase tenant insurance (if renting) or home insurance (if buying)

    • Register for property tax billing if you’re an owner

    • Explore furnishing options - IKEA, Crate & Barrel, Restoration Hardware, ELTE, etc.