A finished basement adds usable square footage without adding to your home’s footprint. In a country where winters mean months spent indoors, that additional living space carries real value. But turning a basement into a room people actually want to spend time in takes more than a coat of paint and a sectional sofa. The barriers are real: low ceilings, limited natural light, moisture risk, and mechanical systems that do not disappear just because you would rather not look at them.

Properly addressed, these challenges are easily overcome. Here’s how to approach a basement renovation in a way that produces a space that functions like the rest of your home.

Start with moisture prevention before anything else

Moisture is the most common reason finished basements fail, and it needs to be resolved before any finishing work begins. Mould, warped flooring, and damaged drywall are expensive to remediate, and they can affect air quality throughout the entire home.

 Before finishing a basement, it’s important to address any signs of moisture infiltration. The warning signs are worth knowing: efflorescence (white mineral deposits on concrete walls), damp spots that appear after rainfall, musty odours, or visible mould or mildew. These are not cosmetic issues – they indicate a water management problem that needs to be corrected before any finishing work begins.

Ensure the ground around your home slopes away from the foundation, that eavestroughs and downspouts are directing water clear of the house, and that any cracks in the foundation have been sealed. If your area is prone to high water tables, a sump pump is a sound investment.

Once your basement is confirmed dry, address ventilation next. A heat recovery ventilator (HRV) brings fresh air into a sealed basement without losing heat, which is an important consideration in Canadian climates where windows stay closed for months at a time.

Insulate to a standard that makes the space comfortable

An under-insulated basement is cold in the winter and damp in the summer, and no amount of furnishing will make it pleasant to use. Natural Resources Canada recommends insulating basement walls based on your local climate, with colder regions requiring higher levels of insulation.. Rigid foam insulation on the interior of foundation walls, combined with batt insulation between framing, is a common and effective approach.

For the floor, radiant in-floor heating is worth considering. It delivers consistent warmth without ductwork, frees up wall and ceiling space, and makes a concrete slab genuinely comfortable underfoot. This is particularly important in a space where people will be sitting or playing on the floor.

Address lighting in layers

Basements lack the natural light that the rest of a home relies on, and a single layer of recessed pot lights will not compensate for that adequately. The result tends to feel flat and institutional rather than livable.

Approach basement lighting the way you would any above-grade room – in layers. Ambient lighting from recessed or flush-mounted ceiling fixtures provides overall illumination. Task lighting, including floor lamps, desk lamps, or reading lights near seating areas, adds function and warmth. Accent lighting, such as LED strip lights beneath shelving or a lamp in a corner, creates depth and makes the space feel finished.

Make the most of any natural light the basement has. Expanding window wells or installing larger egress windows can significantly increase natural light and ventilation. If you’re adding a basement bedroom, building codes across Canada generally require an emergency escape window or another approved means of egress. If expanding windows is not currently in the budget, keeping existing windows clean and unobstructed makes a noticeable difference.

Paint colour has a greater impact in a basement than almost anywhere else in the house. Warm whites and soft off-whites reflect available light and make ceiling heights feel greater. Deeper or more saturated colours absorb light and compound the sense of a low, enclosed space.

Work with the ceiling height you have

Low ceilings are the most common structural challenge in Canadian basements, and one of the most frequently mishandled. Drop ceilings conceal mechanical systems but reduce the ceiling height further, which is generally the opposite of what is needed.

Where possible, leave the structural elements and mechanical systems exposed and paint everything overhead a single consistent dark colour. Warm black, charcoal, or deep navy are all effective. When the joists, ducts, and pipes are the same colour, the eye stops reading them as individual objects and the ceiling recedes visually. The result is a room that reads as taller than it is.

If the layout of mechanical systems allows, have a contractor assess whether any ductwork or pipes that drop unusually low can be rerouted. Even a few centimetres of recovered height can make a material difference in how the space feels.

Design around a specific use

The most functional finished basements are built around a clear purpose. Before purchasing furniture or selecting finishes, decide what the space is for: a media room, a home gym, a home office, a children’s play area, or a combination of two of these uses. Each function has different requirements that should drive the design.

A media room benefits from sound dampening, including area rugs, upholstered furniture, and acoustic panels integrated into the wall design. A home gym requires flooring that can handle impact and heavy equipment. A home office depends on reliable Wi-Fi coverage, which is often a problem in basements, and adequate task lighting. If the space needs to serve more than one purpose, divide it deliberately. A partial wall, built-in shelving used as a room divider, or distinct lighting zones help the space function as organized areas rather than one open room without a clear identity.

Plan for storage from the start

Every basement houses some combination of utility functions: furnace, water heater, electrical panel, and often laundry. These should be planned around rather than treated as afterthoughts.

A well-organized utility area, clearly defined from the living space with a partial wall or a built-in partition, keeps functional storage accessible without allowing it to expand into the finished areas. Built-in shelving along a utility wall consolidates seasonal items, holiday decorations, and overflow storage in one designated location. This frees the rest of the basement to function as intended.

Downsizing is not just about moving into a smaller space. It is about making intentional choices while still holding onto what matters most.

For many Canadians, this stage of life comes with a mix of practicality and emotion. You may be simplifying your home, but you are also deciding what happens to years of memories, family pieces, and meaningful belongings. The goal is not to get rid of everything; it is to create space while preserving what is important.

Here is how to approach it in a way that feels manageable and thoughtful.

Start with your “why”

Before sorting anything, get clear on what is motivating the move, whether it’s a lifestyle change, a desire for less maintenance, or a shift in long-term priorities.

When the purpose is clear, decisions become easier. It also helps reframe downsizing as a step forward rather than something you are giving up.

Give yourself time to do it properly

Downsizing takes longer than most people expect, especially when a home has been lived in for many years.

Starting early allows you to move through the process in stages. You can sort with more intention, make better decisions about what to keep, and avoid the pressure of rushing through meaningful items.

Plan for a smaller footprint

A smaller home requires a different way of thinking. Instead of trying to fit everything in, the focus shifts to what truly belongs in your day to day space.

Measuring furniture, reviewing layouts, and understanding storage limitations helps guide those decisions. Some items will naturally come with you, while others may need a different solution.

Keep what matters, store what does not need to be daily

This is where many people get stuck. Not everything fits in a smaller home, but that does not mean it has to be let go.

Storage can play an important role here. It allows you to keep family heirlooms, photo collections, or meaningful furniture without overcrowding your new space. It also creates flexibility for items that may be passed down to the next generation when the time is right.

Instead of forcing a decision, you can keep what matters in a way that still supports your new lifestyle.

Make space by moving seasonal and occasional items out

Downsizing often means less closet space, less storage, and fewer places to tuck things away.

Items like holiday decorations, seasonal clothing, sports gear, or extra furniture do not need to take up valuable space year round. Moving these into storage helps keep your home functional and uncluttered while still keeping everything accessible when you need it.

This approach makes a smaller home feel more comfortable and easier to maintain.

Thoughtfully pass things on

Downsizing is also an opportunity to share meaningful items with family and friends.

Furniture, keepsakes, and heirlooms can be passed down intentionally, rather than left for others to sort through later. Some items may not have a place today, but storing them temporarily allows you to decide when and how they are passed on.

This turns downsizing into something more positive and connected.

Create breathing room during the transition

There is often a gap between moving out of one home and fully settling into another.

Using storage during this time can reduce pressure. It keeps your space clear for staging if you are selling, helps simplify moving day, and gives you time to make thoughtful decisions once you are in your new home.

It is a practical way to stay organized without feeling rushed.

A simpler space that still holds your story

Downsizing is not about letting go of everything. It is about choosing what stays close and finding the right place for the rest.

By using storage as part of the process, you can create a home that feels lighter and easier to manage while still preserving the memories, items, and pieces that matter most.

In the end, downsizing is not about having less. It is about making space for the life you want now, without losing what matters along the way.

Congratulations on your new home! The first year of ownership is the ideal time to build a foundation of care that protects your investment and keeps everything running smoothly for years to come.

If you received a home inspection report before closing, pull it out now. Any flagged items – even minor ones – are worth addressing early before they become costly repairs. From there, these tasks will help you stay ahead of the seasons and get to know your home inside and out.

Get familiar with the essentials

Do a walkthrough of your new home before you fully settle in. Locate your main water shut-off valve and electrical panel so you can find them quickly in an emergency. If your property has a well or septic system, locate those access points and review any existing maintenance records.

Refresh your safety baseline: install fresh batteries in every smoke and carbon monoxide detector, and check the manufacture dates on the units to ensure they’re not expired.

Do a diagnostic clean

A thorough move-in clean is one of the best ways to learn about your home’s mechanical health.

Replace the furnace filter on day one, and book an annual furnace inspection before the heating season. Vacuum the coils behind or underneath your refrigerator and clear lint from your dryer’s exterior exhaust duct. Run your washing machine, dishwasher and oven through a self-clean cycle and wipe down any filters or door seals.

In the bathrooms and kitchen, inspect the caulking around tubs, showers and sinks, and repair where necessary to avoid water damage. Seeing moisture or mould on your windowsills? After cleaning properly, run your bathroom fans more regularly or increase usage of your heat recovery ventilator if your home has one. If you’re still seeing condensation, it may be time to replace your windows.

Protect the exterior

Walk the perimeter seasonally. Keep eavestroughs clear and make sure downspouts extend at least four to six feet from your foundation – this is your best defence against basement water issues. Before temperatures drop, fill any small gaps in the foundation, disconnect garden hoses and shut off the interior supply line to outdoor taps.

Tailor your upkeep to your home type

Whether a home is decades old or newly built, each comes with its own set of maintenance requirements. Older properties may require more frequent upkeep of aging systems and materials, while newer homes often need proactive care to protect warranties and preserve long-term value. Understanding the unique needs of your home can help you plan ahead and avoid costly surprises.

Older homes: Turn the shut-off valves under sinks and toilets off and on once a year to keep them from seizing. Check your attic in winter for frost or ice buildup, and in summer for excessive heat – this signals poor ventilation or air leakage. Confirm insulation meets current code, as older homes are frequently under-insulated and upgrading pays off on energy bills. 

If your home has a brick exterior, patch any areas with crumbling or flaking brick and mortar. Catching these small gaps early is a simple, cost-effective way to keep your home’s exterior strong and watertight. Your inspection report may also flag older systems like knob-and-tube wiring or galvanized pipes worth planning around.

New builds: Monitor soil grading in your first year as the ground settles around the foundation, and add topsoil as needed to maintain proper drainage away from the house. Keep a running list of cosmetic items – nail pops, trim gaps, hairline cracks in caulking – as the home adjusts to heating and cooling cycles. These are the items to document for your province’s specific warranty program deadlines, often at the one-year anniversary of your possession date. 

Finally, be sure to operate your HRV regularly during the first year, as new construction materials can release gases over time. Consistent ventilation helps maintain healthy indoor air quality and supports a more comfortable living environment.

Condos and apartments: Living in a multi-unit building means your home’s maintenance can sometimes affect those living around you. A simple way to prevent unexpected water leaks is to replace standard rubber washing machine hoses with braided stainless steel versions which are much more durable and provide peace of mind, especially when you’re away from home.

It’s also helpful to ensure your personal insurance works in tandem with the building’s Master Policy. Take a moment to confirm you have “Deductible Assessment” coverage – it’s a small detail that offers significant protection. Finally, keep an eye on the Capital Replacement Plan (often called a Reserve Fund Study or Depreciation Report). This is the building’s long-term financial roadmap which will help you stay informed about future updates to the property and protect the resale value of your unit.

Start a home journal

Keep a folder, digital or physical, for your inspection report, appliance manuals and service dates, warranty documents, paint codes and any other details you want to keep track of. It’s a habit that pays off significantly throughout your homeownership journey and when it comes time to sell.

The first year is about learning how your home functions and establishing simple habits that make ownership easier. By staying proactive and observant, you are well on your way to a lifetime of comfortable living.

Renovating is one of the biggest investments most homeowners make, and it is easy to assume that any upgrade will pay you back when you sell. The truth is more nuanced. While some renovation projects yield high returns, others recoup little of their costs or can even actively work against your home’s value.

If you’re looking to invest in renovations, here are a few options that can boost your home’s value. 

Maximizing value through kitchen and bathroom upgrades

Kitchens and bathrooms remain the primary drivers of buyer interest. According to the Appraisal Institute of Canada (AIC), strategic renovations in these spaces consistently offer strong appeal to buyers.

To maximize profitability, homeowners should focus on cosmetic refreshes rather than full-scale gut renovations. Full-scale renovations require a massive upfront investment and rarely yield a complete financial return. Instead, high-impact, cost-effective upgrades offer a much stronger financial return. 

In the kitchen, updating cabinet fronts, installing quartz or granite countertops, and modernizing fixtures and lighting will elevate the design without the premium expense of a layout overhaul. Similarly, updating a bathroom with a new vanity, fresh tile, and a contemporary walk-in shower delivers a premium, modern aesthetic at a fraction of the cost of a complete rebuild.

Curb appeal upgrades offer a high return on investment 

Investing in a home’s exterior remains a highly effective strategy for maximising its resale value. AIC points out that professional painting work offers an excellent return on investment, whilst a high-quality product often allows you to recoup the full cost of your investment. This is particularly true of steel front doors, which prove to be especially cost-effective for enhancing the home’s first impression. 

Energy efficiency is the fastest-growing category

The Canadian real estate market has experienced a significant shift toward sustainability. Driven by escalating utility costs and expanding provincial rebate programs, energy-efficiency upgrades such as enhanced insulation, smart thermostats, cold-climate heat pumps, and high-performance window replacements are increasingly factored into a property’s appraised value rather than just its operational costs.

Before establishing a project budget, it is critical to review active federal and provincial incentive programs, as eligibility and funding levels fluctuate annually. Programs such as Quebec’s Rénoclimat and Hydro-Québec’s LogisVert, Ontario’s Home Renovation Savings, and Better Homes BC run concurrently with federal initiatives. Aligning your project with these active incentives can substantially improve your ROI.

Where returns get weaker: basements, decks, and landscaping

While basement finishing is highly requested, its financial payback is frequently misunderstood. On its own, a cosmetic basement renovation typically yields a modest return of 50% to 85%. However, two primary factors can dramatically alter this calculation:

• Prioritizing Moisture Mitigation: Many Canadian foundations sit below the frost line, making freeze-thaw cycles a major risk for water infiltration. A finished basement lacking proper drainage, a sump pump, and corrected foundation grading represents a significant liability rather than an asset.

• Creating Legal Living Space: Converting a basement into a legally recognized bedroom, full bathroom, or secondary suite changes the valuation structure. This adds official, appraised square footage and introduces rental income potential, making compliant secondary suites one of the highest-yielding renovations in select markets.

Ultimately, not every home improvement needs to be justified by resale value; personal comfort, safety, and long-term enjoyment are equally valid reasons to renovate. However, when return on investment is a priority, cosmetic kitchen and bathroom refreshes, alongside low-cost exterior updates like fresh paint and steel entry doors, offer the most reliable financial recovery. 

Condominiums are a common entry point into home ownership, particularly in Canada’s largest cities, and most buyers go in understanding the trade-off: less square footage in exchange for location, in-building amenities, and a lower-maintenance lifestyle. What catches many condo owners off guard is the lack of storage. Without a garage, a basement, or an attic, there is no obvious place for sports equipment, seasonal items, and everyday belongings that can accumulate in any household.

The solution is less about visual tricks and more about using existing storage capacity in smarter, more deliberate ways. That means utilizing your building’s storage locker, the overlooked spaces inside your unit, and integrating systems for managing what comes in and what gets put away.

Treat your storage locker as a primary storage resource

Many condo residents underuse their assigned storage locker, keeping it loosely organized and rarely accessed. In a building without a basement or garage, the locker is your most important secondary storage space, and it deserves to be organized accordingly.

Start by clearing out what is there and identifying what genuinely belongs in long-term storage versus what has simply accumulated. Items that belong in a locker are those used infrequently or only seasonally, such as ski and snowboard equipment, camping gear, bicycles, beach chairs, holiday decorations, extra luggage, and tools used only a few times a year. Installing wire shelving units to keep items off the floor, ceiling hooks for bikes or bulky equipment, and clearly labelled bins for seasonal categories will make the locker both more efficient and more functional.

Be sure to check your building’s storage locker rules, including what can be stored, weight limits, and access protocols – all can vary by condo corporation. Review your condo’s declaration and bylaws before storing any items that might be restricted, including sporting equipment, flammable materials, or oversized items.

Build a functional entryway system

The entryway is where storage discipline either holds or breaks down. In a house, a mudroom or dedicated closet handles the daily accumulation of coats, shoes, bags, and outdoor gear. In a condo, that same function needs to be solved in a narrower space.

The most effective approach is to assign a specific home to every category of item that passes through the entry. Hooks installed at two different heights – one for coats, and one for bags and lightweight outerwear – keep things off the floor and easy to grab. A bench with enclosed storage underneath handles footwear without leaving it in the path. A dedicated tray or shallow drawer for keys, transit passes, and cards eliminates the daily friction of locating small items.

If your entry closet has become a general storage room, reclaim it for its intended purpose. Anything that does not belong near the front door, such as the vacuum cleaner, cleaning supplies, or extra linens, should be relocated to another closet or cabinet. That leaves the entry closet to function as it should: a space for coats, shoes, bags, and the items needed on the way out the door.

Identify and use the underutilized space in your unit

Most condo units contain more unused storage capacity than residents recognize. The challenge is that it tends to exist in locations that are not immediately obvious.

Above the kitchen cabinets. The gap between upper cabinets and the ceiling is typically left empty. In a condo kitchen, this space can hold infrequently used appliances, large serving pieces, or pantry overflow stored in labelled containers.

Under every bed. A bed frame with built-in drawers or the addition of bed risers creates useful storage for seasonal clothing, extra bedding, and items that need to be accessible, but not visible day-to-day.

The backs of cabinet and closet doors. Shallow, door-mounted organizers work well in kitchens for spices, food storage wraps, and cleaning products, and in bathrooms for personal care items and hair tools. In a bedroom closet, a door-mounted shoe organizer or accessory rack can meaningfully increase what the closet holds without changing its footprint.

Bathroom walls. Floating shelves above the toilet or beside the vanity add surface area for products, towels, and small items in a room that typically has no floor space to spare.

The space behind a sofa. A narrow console table placed behind a sofa positioned away from the wall provides a useful surface for lamps, books, and items that would otherwise accumulate on the coffee table.

Rotate seasonal items twice a year

One of the most practical strategies for managing storage in a condo is a consistent, seasonal rotation between the unit and the storage locker. Attempting to keep a full wardrobe accessible in the unit at all times places unnecessary strain on limited closet space.

A rotation schedule tied to daylight saving time changes works well for most households. Summer clothing, fans, and lightweight gear come into the unit in spring. Winter coats, boots, and heavier bedding take their place in the fall. Vacuum storage bags compress bulky seasonal clothing and bedding significantly, making the transfer between unit and locker easier and more efficient.

Apply a storage system to the kitchen

Condo kitchens tend to be compact, and without a deliberate approach to organization, they fill up quickly and become difficult to use efficiently.

Drawer organizers are a practical first step. They prevent the accumulation of loose items that makes drawers difficult to search and creates the impression that storage is more limited than it is. In pantry cabinets, pull-out shelves or lazy Susans make the back of deep shelves accessible; without them, items tend to migrate to the back and go unused. A slim rolling cart placed in a dead corner or beside the refrigerator can add meaningful shelf space without reducing the kitchen’s usable floor area.

On countertops, vertical storage options such as magnetic knife strips, tiered spice shelving, and wall-mounted pot racks recover counter space while keeping frequently used items within reach.

Welcome to 85-3306 Princeton Avenue.

This 2,155 sq. ft. home features a dining room & living room with electric fireplace with cabinets surround, expansive windows & engineered wood flooring.

The kitchen boasts custom-crafted cabinetry with integrated & stainless-steel appliances, engineered stone countertops, plus marble tile backsplash & a deck off the kitchen.

Family room off kitchen as well.

Upstairs primary bedroom has a walk-in closet & the ensuite features a spa shower with a frameless door with rain shower head + luxurious soaker tub.

Two other good size bedrooms + two other bathrooms & laundry up.

Lower level has bedroom/office + full bathroom, lots of storage. Double garage.

Located across the street from Burke Mountain Pioneer Park.

Photo tour https://storyboard.onikon.com/marie-taverna/unit-85-3306-princeton-avenue-coquitlam

Welcome to The Sienna in the popular Burnaby Heights neighbourhood.

Imagine living in this 3 bed - 2 bath top floor end unit condo.

Enjoy the natural daylight coming in from the windows & skylights. Just over 900 square feet of well thought out space.

Some features to take note of are the hardwood flooring, custom cabinets & built-ins, granite counter tops, in suite laundry.

Cozy up to the gas fireplace in the living room on cooler nights. Dine on your sundeck while enjoying the southwest views.

3 bedroom units are rare & this is perfect unit for working at home.

Enjoy the local restaurants, coffee shops & shopping. Transit just steps away.

This unit has 2 PARKING SPOTS + 2 STORAGE LOCKERS. A pleasure to show.

 Phot Tour https://share.jumptools.com/studioSlideshow.do?collateralId=241397&t=2918&b=1

Listed at $369,999.00

INVESTORS or 1st TIME BUYERS ALERT...Discover this stunning top-floor 2 bed,1bath condo a truly turn-key opportunity.

Inside you will fall in love with the beautifully updated kitchen featuring bright, white cabinets/sleek countertops/crisp white appliances/perfectly accented grey tile backsplash.

Large living room provides ample space for relaxing with sliding doors leading to a private balcony.Neutral palette throughout ensures an easy transition for your personal style.

Functional 4-piece bath is also updated with new counters/lighting & a modern tile surround. Spacious primary bedroom easily accommodates king-size furniture while the 2nd bedroom is perfectly sized for a home office.

Complete with easy-care mixed laminate & tile flooring/1 parking. Pet friendly!

Video tour https://share.jumptools.com/studioSlideshow.do?collateralId=241398&t=2918&b=1

Majority of non-homeowning newcomers intend to buy a home in Canada

Highlights:

• Nine in 10 newcomers say that home ownership is an important part of feeling established in Canada.

• 61% of newcomers who intend to buy say saving for a down payment is their biggest barrier, followed by securing more stable or higher-paying employment (50%).

• One third (33%) of newcomers own their primary residence; 66% do not own any property.

• Before immigrating, nearly two in five newcomers expected buying a home in Canada to be more difficult than in their home country.

• More than half (55%) of newcomers who own their home turned to a real estate agent for information about buying a home in Canada.

• One fifth of newcomer homeowners say they purchased their first primary residence in Canada using a rent-to-own program.

TORONTO, September 24, 2026 – For many newcomers, home ownership represents an important milestone in building a life and establishing roots in Canada. Getting there, however, can mean navigating an unfamiliar housing market and mortgage system while finding reliable information to guide one of the biggest financial decisions of their lives.

According to a recent Royal LePage® survey, conducted by Burson,[1] four in five Canadian newcomers (80%) believe home ownership is a good financial investment, rising to 86 per cent among those who owned property before immigrating. The vast majority of newcomers (90%) say that home ownership is important to their sense of being established in Canada.

Despite positive attitudes toward home ownership, many newcomers have yet to enter the market. One third (33%) of newcomers say they currently own their primary residence, including some who also own a secondary property, while 66 per cent do not own any property. Of those who do not own, 80 per cent rent their primary residence and 13 per cent live with family or friends.

“Home ownership has long been a defining goal for Canadians, and for newcomers it can carry added significance as they establish themselves in a new country and community,” said Phil Soper, president and CEO, Royal LePage. “They face many of the same affordability challenges as Canadian-born buyers, from saving for a down payment to finding a property that meets their needs and budget. At the same time, they are likely learning an entirely new housing and financial system. Helping them understand the path to home ownership with reliable information is an important part of how our company is supporting newcomers in successfully establishing themselves in Canada.”

Ownership rates climb the longer someone has been in the country. Among newcomers who have lived in Canada at least five years but less than a decade, 45 per cent own a home, compared to 22 per cent of those who’ve been in the country less than five years. By their fifth year after admission, economic-class immigrants report comparable home ownership rates to Canadian-born individuals, according to Statistics Canada.[2]

The role of newcomers in Canada’s housing market has evolved alongside changes to federal immigration policy. In recent years, Canada has slowed population growth in response to pressure on housing, infrastructure and public services. In October 2024, the government reduced its permanent resident targets for 2025 through 2027, including lowering the 2026 target from 500,000 to 380,000 admissions.[3]

Under the subsequent 2026-2028 Immigration Levels Plan, permanent resident admissions are now set at 380,000 annually through 2028. At the same time, the plan places greater emphasis on transitioning people already living and working in Canada to permanent residency status, including a two-year initiative to accelerate permanent residence for up to 33,000 temporary workers in 2026 and 2027.[4]

“For someone who has spent years working, studying and contributing to a community in Canada, obtaining permanent residency naturally leads to long-term decisions about where and how they want to live, including buying a home,” said Soper. “Canada needs a housing strategy that recognizes both the needs of established residents and those we continue to welcome. Governments at all levels must work together to ensure the supply of rental and ownership housing keeps pace, so that everyone who chooses to call Canada home has an opportunity to find suitable housing.”

“Owning a home in Canada would mean finally feeling settled after immigrating and leaving everything behind in our home country. It would give our family a sense of stability, security, and belonging, and a place we can truly call our own. It would also represent all the hard work and sacrifices we have made to build a new life in Canada.”

– Gen Z survey respondent, Manitoba

Most newcomers who don’t own intend to buy, but saving is the hurdle

Buying a home in Canada is a priority for many newcomers, but affordability, financial readiness and navigating an unfamiliar housing system can be challenging.

More than three quarters (76%) of newcomers who do not own their primary residence say they intend to buy a home in Canada. Of this group, nearly half (48%) plan to purchase within the next two years, while 21 per cent expect to buy more than two years from now. Another 24 per cent say their timeline is uncertain, but home ownership remains a priority.

For many newcomers, purchasing a home in Canada would be their first experience with home ownership. Prior to immigrating, only one third (33%) of those surveyed say they owned their home, while nearly half (49%) rented and 17 per cent lived with family or friends.

“Newcomers arrive in Canada with very different financial circumstances, and that can shape their path to home ownership. Some sell a home in their country of origin and arrive with the funds to buy within months. Others arrive with little more than a suitcase and spend years working and saving, moving from a basement apartment to a rental condo before they are ready to purchase,” said Norman Xu, broker, Royal LePage Signature Realty in Toronto.

“I have worked with clients who bought within their first year in Canada and others who bought after 20 years. For many, it is their first purchase anywhere, so alongside saving, they are learning how financing, offers and closing costs work here. What they often share with me is the significance of that purchase. It is a moment when the life they have been working to build in Canada begins to feel more permanent,” added Xu.

It’s common for newcomers to arrive in Canada anticipating challenges in the housing market. Before immigrating, nearly two in five (39%) expected buying a home in Canada to be more difficult than in their home country, while 27 per cent expected it to be easier and 23 per cent expected a similar experience. Newcomers currently living in Atlantic Canada (48%), British Columbia (42%) and Ontario (41%) were the most likely to say they had expected buying a home in Canada to be more difficult.

“Halifax still offers homes under $500,000, giving newcomer buyers options that can be harder to come by in more expensive markets like Toronto or Vancouver. But comparatively affordable housing does not mean the path to ownership is easy,” said Olesia Zozulia, sales representative, Royal LePage Atlantic in Halifax. “There can be a gap between what buyers expect their budget will afford and what is available in the local market. Financing is often the bigger obstacle. Many of the newcomers I work with are proactive about building strong credit in Canada, but recent arrivals simply have not had the time to establish the longer credit and income history lenders may look for. Self-employed buyers can also face additional challenges demonstrating their income. These factors can delay a purchase by a year or two, even when buyers are otherwise financially prepared.”

Among newcomers who do not own a home but intend to buy, 61 per cent say saving for a down payment is their biggest barrier, followed by securing more stable or higher-paying employment (50%), learning more about the homebuying process in Canada (28%), building their credit score or credit history (27%), and deciding where they want to live (26%). Respondents could select more than one answer.

“Building a Canadian credit history can be one of the first challenges newcomers encounter when preparing to buy a home. Some come from countries where cash is king, from everyday purchases to major transactions like homes, so they may arrive with strong finances and little or no debt, but also without the credit history Canadian lenders look for,” said Eunice Aranda, sales representative, Royal LePage Benchmark in Calgary. “At the same time, establishing a life in a new country often comes with major expenses. A vehicle, furniture, credit cards and other costs can add up quickly, and taking on too much debt too soon can reduce how much a newcomer qualifies to borrow for a home. Understanding that every credit decision can affect future purchasing power is incredibly important, especially in those first few years in Canada.”

For newcomers with limited Canadian credit history, alternative options are available. Through its Newcomers program, Canada Mortgage and Housing Corporation (CMHC) provides mortgage loan insurance for eligible permanent residents and non-permanent residents authorized to work in Canada. Where Canadian credit history is limited, CMHC may consider other ways of establishing creditworthiness, including an international credit report or a reference from a financial institution in the borrower’s country of origin.

“The most difficult part of the home buying process was getting approved for a mortgage. The paperwork was stressful, and the banks have really strict requirements. Initially, I found the whole process really confusing.”

– Millennial survey respondent, Ontario

Newcomers often buy where they first settle

Where newcomers first settle can have a lasting influence on where they build their lives in Canada. Ontario is the most popular initial destination, with nearly half (47%) of newcomers saying they first settled in the province, followed by Quebec (16%), British Columbia (13%) and Alberta (12%). And, the majority of newcomers tend to settle in major centres. When they first arrived in Canada, nearly half (46%) of newcomers surveyed say they settled in or near the downtown core of a major city, while another 35 per cent settled in a suburb.

“Newcomers often put down roots where they already have a sense of culture, community and connection. Being close to family, familiar businesses and services in their mother tongue can play a significant role in where they choose to live,” said Raj Gill, broker and owner, Royal LePage Global Force Realty in Surrey. “What often changes is the type of home they are willing to consider. Given affordability challenges in Metro Vancouver, many first-time buyers gravitate toward condominiums and townhomes rather than detached houses. Access to transit and less home maintenance can be more appealing than having additional square footage. Individual family needs also play a role. If newcomers are moving to Canada with children, a detached home may be a preferred option over attached styles of housing. Staying connected to their community can also be a major consideration, allowing families to remain close to relatives and other sources of support rather than moving farther away simply to get a larger home.”

For most, that first community remains home. Seventy-one per cent of newcomers say they still live in the same city or town where they first settled after arriving in Canada. Newcomers currently living in Saskatchewan and Manitoba are the most likely to have remained in their original community, with 84 per cent saying they still live in the same area.

“It is common for newcomers to arrive in Canada with an existing connection to the community where they settle, often through family or friends who can help them get established,” said Suketu Patel, sales representative, Royal LePage Next Level in Regina. “Proximity to the downtown core remains a priority for many newcomers, particularly those working in government and hospitality who value convenient access to workplaces, restaurants and other amenities. Those who first came to Canada as international students may also want to remain close to the neighbourhoods, services and communities they have become familiar with. For families, priorities often shift toward being close to relatives and good schools, which can draw buyers to some of the city’s more established neighbourhoods.”

Among newcomers who own a home, more than two thirds (68%) purchased their primary residence in the city or town where they first settled in Canada, while 31 per cent bought in a different location. The share was highest in Saskatchewan and Manitoba, where 92 per cent of newcomer homeowners purchased in the community where they first settled, followed by Alberta (73%), British Columbia (71%), Atlantic Canada (68%), Ontario (65%) and Quebec (59%).

For aspiring homeowners, nearly half (47%) of newcomers who plan to purchase a home intend to do so in the same city or town where they first arrived.

“Newcomer buyers often weigh their priorities differently when searching for a place to call home. In Quebec, we see buyers who are willing to look beyond the communities where they first settled if it means finding a home that better meets their needs or budget,” said Dina Morsi, certified real estate broker, Royal LePage Champlain in Montreal. “But, location will always remain a very personal decision. Proximity to family, cultural networks, schools and places of worship can all influence where buyers choose to put down roots. Ultimately, when searching for a home, buyers will choose the community and property that work best for their individual needs, lifestyle and budget. I also work with families looking for enough space to accommodate multiple generations under one roof, which can lead them to expand their search beyond the neighbourhoods they already know.”

“Buying a house in Canada represents an investment for the future and retirement.”

– Gen X survey respondent, Quebec

Rent-to-own offers another path for newcomer homebuyers

For newcomers who are still building their Canadian credit history or saving for a down payment, qualifying for a traditional mortgage may take time. Rent-to-own programs can offer another path by allowing participants to live in a home while working towards the eventual purchase.

One fifth (20%) of newcomer homeowners say they purchased their first primary residence in Canada using this service, while more than half (52%) of newcomers overall say they are familiar with rent-to-own as a path to home ownership.

Through such programs, the rental period can give prospective buyers time to build savings toward a down payment, establish Canadian credit and employment history, and strengthen their financial profile before applying for a mortgage. Requity Homes, Canada’s leading rent-to-own provider and a partner of Royal LePage and CMHC, offers this type of pathway for prospective buyers who may need more time to meet traditional lending requirements.

“Many newcomers arrive in Canada with strong incomes, decent savings and a clear goal of becoming homeowners, but they may not yet meet every requirement of the traditional mortgage system. The challenge could be the size of their down payment, the length of their Canadian employment history, or documentation that does not fit neatly within standard lending criteria,” said Amy Ding, founder and CEO, Requity Homes.

“In many cases, it is not about whether they can manage the monthly cost of owning a home, but whether they need more time to qualify for a mortgage. Rent-to-own can help bridge that gap, giving newcomers time to establish themselves financially in Canada while living in the home they intend to buy and building toward their down payment. For families who might otherwise spend years trying to save while renting, it can provide a more direct path toward home ownership.”

“Owning a home would mean security and stability for my family, giving us a place to truly belong and build memories while ensuring long-term financial independence.”

– Millennial survey respondent, Atlantic Canada

Real estate professionals play a key role for newcomers

Having knowledgeable guidance can make a meaningful difference as newcomers navigate their first home purchase in Canada. Beyond finding a property, an agent can help buyers understand local market conditions, become familiar with the home buying process and connect with other professionals involved in a transaction: from mortgage advisors and home inspectors to notaries, lawyers and insurance providers.

Among newcomers surveyed who own their primary residence, nearly three quarters (73%) say they worked with a real estate agent to purchase a home in Canada.

“Buying a home works very differently here than it does in many of my clients’ home countries, and navigating an unfamiliar system can add another layer of stress,” said Anna Denisiuk, sales representative, Royal LePage Prime Real Estate in Winnipeg. “Taking the time to explain the process and connect buyers with the right professionals can make a real difference, especially when they have not yet had the opportunity to build those relationships in Canada. Above all, trust has to be earned. For many newcomers, this purchase represents years of hard work and savings. They deserve someone in their corner who understands what it took to get here.”

When asked where they turned for information about buying a home in Canada, more than half (55%) of newcomer homeowners cited a real estate agent, followed by family or friends (42%), online research (37%), and banks, mortgage brokers or financial advisors (35%). Respondents could select more than one answer.

“Canada has been shaped by people who chose to build their lives here, and for many newcomers, owning a home is the moment that choice is solidified. The role of a real estate professional in that journey goes well beyond finding a property. It means making an unfamiliar system understandable, advocating for the buyer’s interests and connecting them with the people and information they need to make confident decisions,” added Soper.

“For someone making one of the largest financial commitments of their life in the country they dreamed of living in, that support carries real weight. Helping families put down roots and build a future in Canada is among the most meaningful contributions a real estate professional can make.”

For the full Royal LePage 2026 Canadian Newcomers Survey chart, click here.

Download the Royal LePage 2026 Canadian Newcomers Survey chart: rlp.ca/table-2026-Canadian-Newcomers-Survey  

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Royal LePage resources for newcomer homebuyers:

To help aspiring homeowners new to Canada, Royal LePage has published a number of online resources available at the following links:

• Buying a plex as a first home: What buyers need to know

• 7 practical homebuying tips to avoid common pitfalls

• Ottawa launches applications for first-time home buyers’ GST/HST rebate

• Do I need a REALTOR® to purchase a home?

• Understanding the Bank of Canada’s overnight lending rate: What it is and why it matters

• Moving to a new province? Here’s how to relocate like a pro

• Federal government announces landmark adjustments to mortgage rules for first-time buyers in Canada

• 5 financial factors first-time buyers should consider on their path to home ownership

• 30-year amortizations on insured mortgages for new build homes now available for first-time buyers

• From renter to homeowner: Your complete guide to home ownership in a competitive real estate market

• Real estate terminology 101

• Expert Q&A: What you need to know about buying a property pre-construction

• Saving for your first home? Here’s what you need to know about Canada’s First Home Savings Account (FHSA)

• What is the Home Buyers’ Plan?

About the Survey

Burson used the Leger Opinion online panel to survey 1,400 recent newcomers to Canada (i.e., immigrated within the past 10 years) between August 25th and September 8th, 2026. Representative sampling was done across all provinces (Atlantic provinces were aggregated and Saskatchewan was aggregated with Manitoba) as well as Toronto CMA, Montreal CMA, Vancouver CMA, and Calgary CMA. The survey was administered in English, French, Arabic, Chinese, Tagalog and Punjabi. No margin of error can be associated with a non-probability sample (i.e., a web panel in this case). For comparative purposes, though, a probability sample of 1,400 respondents would have a margin of error of ±3%, 19 times out of 20.