The short answer
In Metro Vancouver and the Fraser Valley, most non-Canadians cannot currently buy a home unless an exception applies, because the federal ban on purchases by non-Canadians has applied since January 1, 2023 and was extended to January 1, 2027. Exceptions include certain work permit holders, refugees and buyers purchasing with a Canadian spouse. Separately, BC charges a 20% additional property transfer tax on a foreign national’s share in specified areas, including both regions.
Check current rules: The federal ban is scheduled to end January 1, 2027 unless it is extended again. As of October 6, 2026, check CMHC and Finance Canada for any new announcement before you plan a purchase.
In plain English
There are two separate rules, one federal and one provincial, and they work differently.
The federal one is a prohibition: for a set period, non-Canadians cannot buy residential property in most urban areas unless an exception applies.
The provincial one is a tax: foreign nationals who do buy residential property in specified areas of BC pay an extra 20% transfer tax on their share.
The federal Act took effect January 1, 2023 for two years, and on February 4, 2024 the Government of Canada announced a two-year extension to January 1, 2027.
It applies to non-Canadians, which includes people who are not citizens or permanent residents and certain corporations and entities controlled by non-Canadians. Publicly traded corporations are not covered.
It applies to residential property, defined as buildings of up to three dwelling units and parts of buildings such as semi-detached houses and condominium units, located in a Census Metropolitan Area or Census Agglomeration.
Buildings with four or more units are not covered, and since March 27, 2023 vacant land is not covered. CMHC provides a map to check whether an address is inside a CMA or CA.
The exceptions are specific.
They include temporary residents with a valid work permit that has 183 days or more remaining who have not already bought a residential property under the ban, certain full-time students who meet long residency and tax-filing conditions with a $500,000 price limit, refugees and protected persons, diplomats, and non-Canadians buying together with an eligible Canadian spouse or common-law partner.
Breaking the ban is serious.
A non-Canadian, or anyone who knowingly helps one, can be fined up to $10,000 if convicted, and a court can order the property sold.
The BC additional property transfer tax applies on top of the regular property transfer tax. It is 20% of the fair market value of a foreign entity’s proportionate share, in the Capital, Fraser Valley, Metro Vancouver, Central Okanagan and Nanaimo regional districts. A confirmed BC Provincial Nominee using the home as their principal residence can claim an exemption once.
How it works
Confirm your status
Citizens, permanent residents and persons registered under the Indian Act are not non-Canadians for the federal ban. Everyone else should check the exceptions carefully.
Check the property’s location and type
Use CMHC’s map to see whether the address is in a CMA or CA, and confirm whether the building has three or fewer dwelling units.
Match yourself to a specific exception
Work permit, student, refugee, diplomat and spouse exceptions each have conditions. Get a lawyer to confirm in writing before you make an offer.
Budget for the BC additional tax
If you are a foreign national buying in a specified area, the additional tax is 20% of your share of fair market value, due when the transfer is registered.
Check BC exemptions separately
The Provincial Nominee exemption has its own conditions; a work permit or student visa alone does not make you a Provincial Nominee.
Watch the January 1, 2027 date
If your plans are close to that date, ask your lawyer what rule will apply on your completion date.
Example
The Province’s own illustration is a foreign entity acquiring a 70% interest. Assume a fair market value of $1,000,000 in Metro Vancouver; the value is an assumption.
| Fair market value (assumed) | $1,000,000 |
|---|---|
| Foreign entity’s share: 70% | $700,000 |
| Additional property transfer tax: 20% of $700,000 | $140,000 |
This is in addition to the regular property transfer tax. Exemptions, refunds and the federal ban are separate questions; confirm them with a lawyer.
Who it applies to, and the exceptions
Usually applies to
- People who are not Canadian citizens or permanent residents and want to buy a home in an urban BC area.
- Corporations and entities controlled by non-Canadians, unless publicly traded.
- Foreign nationals, foreign corporations and taxable trustees buying residential property in specified BC regional districts.
Exceptions and limits
- Work permit holders with 183 or more days of validity remaining, refugees and protected persons, diplomats, certain students, and spouses buying with an eligible Canadian.
- Property outside a CMA or CA, buildings with four or more units, and vacant land are outside the federal ban.
- Acquiring an interest through divorce, separation, gift or death, and renting a home to live in, are not purchases under the ban.
Common mistakes
- Assuming a valid work permit is enough without checking the remaining days and the one-purchase limit.
- Thinking an exception from the federal ban also removes the BC 20% tax. It does not.
- Forgetting that the BC tax is calculated on your share of fair market value, not the price paid for someone else’s share.
- Relying on a seller or agent to confirm your eligibility instead of a lawyer.
- Planning around the January 1, 2027 end date without checking for a new announcement.
Questions people also ask
When does the foreign buyer ban end?
The Act took effect January 1, 2023 and was extended to January 1, 2027. Check Finance Canada and CMHC for any later announcement.
Can a work permit holder buy a home in BC?
Under the federal exceptions, a temporary resident with a valid work permit that has 183 days or more remaining, who has not already bought a residential property under the ban, may be able to buy. The BC additional transfer tax can still apply.
Can I buy if my spouse is Canadian?
A non-Canadian buying together with an eligible Canadian spouse or common-law partner is an exception to the federal ban.
What is the penalty for breaking the ban?
A fine of up to $10,000 on conviction, for the buyer or anyone who knowingly assisted, and a court can order the property sold.
Where does BC’s 20% foreign buyer tax apply?
In the Capital, Fraser Valley, Metro Vancouver, Central Okanagan and Nanaimo regional districts, except Tsawwassen First Nation treaty lands.
Are BC Provincial Nominees exempt from the 20% tax?
A confirmed BC Provincial Nominee buying a principal residence as an individual can claim the exemption once.
Family members who are foreign nationals are not covered by it.
Official sources
Facts on this page come from the official sources below, reviewed October 6, 2026. Rules, amounts and dates change; confirm the current version and your own eligibility before acting. This is general information, not legal, tax or financial advice.
- Prohibition on the Purchase of Residential Property by Non-Canadians ActCanada Mortgage and Housing Corporation
- Government announces two-year extension to ban on foreign ownership of Canadian housingDepartment of Finance Canada
- Additional property transfer tax for foreign entities and taxable trusteesProvince of British Columbia