Can I Get a Mortgage in Canada If I Just Arrived? A Newcomer's Complete Guide
Yes, newcomers to Canada can qualify for a mortgage — even without years of Canadian credit history or permanent residency. Major Canadian lenders offer dedicated newcomer mortgage programs that accept work permits, international credit references, and alternative income documentation. Open Doors Mortgage Team in Surrey, BC has been helping new immigrants buy their first Canadian home since 2006.
One of the most common questions we hear at Open Doors Mortgage is this: "We just moved to Canada — can we actually buy a house?" The answer, more often than not, is yes. And usually sooner than people expect.
Canada's major banks and many alternative lenders have specific mortgage programs designed for newcomers — people who've been here for less than five years and haven't had the time to build a full Canadian credit profile. Here's everything you need to know.
Who Qualifies as a "Newcomer" for a Mortgage in Canada?
For mortgage purposes, a newcomer is generally someone who has been in Canada for fewer than five years. Most lenders will consider your application if you hold one of the following:
- A valid work permit (temporary or open)
- Permanent residency (PR card)
- Canadian citizenship (recently obtained)
You do not need to be a citizen to qualify. Many of our clients at Open Doors are on work permits and have successfully purchased homes across Surrey, Langley, Vancouver, and the Lower Mainland.
What If I Don't Have Canadian Credit History?
This is the most common concern — and the most solvable one. If you have limited or no Canadian credit history, lenders may accept:
- An international credit report from your home country
- A letter of reference from your home country bank
- 12–24 months of Canadian bank statements showing consistent income and bill payments
- A higher down payment (typically 20% or more) to reduce lender risk
The key is knowing which lender to approach. Not every bank handles newcomer applications the same way — and that's exactly where a mortgage broker makes a difference. We know which institutions have the most newcomer-friendly programs right now.
How Much of a Down Payment Do You Need as a Newcomer?
The minimum down payment rules in Canada are the same for newcomers as they are for citizens:
- 5% for homes priced under $500,000
- 5% on the first $500,000 + 10% on the remainder for homes between $500,000 and $999,999
- 20% for homes priced at $1 million or more
That said, if you're applying without Canadian credit history, some lenders will require a minimum 20% down payment regardless of purchase price. We always assess your specific situation before advising on which route gives you the best outcome.
What Documents Will You Need?
Most newcomer mortgage applications require the following:
- Valid immigration document (work permit, PR card, or citizenship certificate)
- Two pieces of government-issued ID
- Proof of employment or income (Canadian or international)
- 90 days of Canadian bank statements
- Down payment confirmation
- International credit report or bank reference letter (if no Canadian credit)
We walk every client through their document requirements before they apply — so there are no surprises and no delays.
Why Newcomers in Surrey & the Lower Mainland Choose Open Doors
Open Doors Mortgage Team was founded in 2006 with a specific mission: to help newcomers and immigrant families across Surrey, Langley, Vancouver, Richmond, and the Lower Mainland achieve homeownership. Founder Christian Amurao built this team because he understood — firsthand — how complicated the Canadian financial system can feel when you're new.
Our team provides mortgage guidance in English, Tagalog, Kapampangan, Bisaya, Ilocano, Cantonese, Hindi, and Tamil. We serve clients from the Philippines, Hong Kong, India, Sri Lanka, and communities across the world who are building their lives here.
You don't have to figure this out alone — and you don't have to do it in a language that isn't yours.
Quick answer: Yes, you can get a mortgage in Canada as a newcomer. Work permits are accepted, international credit counts, and the minimum down payment is the same as for Canadian residents. The key is working with a broker who knows which lenders have the best newcomer programs.
Ready to find out if you qualify?
Book a free consultation with Open Doors Mortgage Team in Surrey — in your language, on your schedule.
