First-Time Home Buyer Mortgages
Down payment rules, pre-approval and closing costs explained in plain language before you make an offer.
Learn moreBuy sooner without Canadian credit history
Ontario - License #11000073 · Nova Scotia - Licence #2023-3000786 · Mortgage Outlet Inc #12628
New to Canada mortgages in Ontario
You do not need years of Canadian credit history to buy a home here. You need the right lender program, the right documents, and someone who has run these files before.
Who this is for
- Permanent residents landed within the last five years
- Work-permit holders with a valid permit and Canadian employment
- Limited or no Canadian credit history
- Down payment saved, sometimes from outside Canada
What's included
Newcomer program access
Insurer and A-lender newcomer programs that accept alternative credit and shorter Canadian employment history.
Alternative credit build
Twelve months of rent, hydro and phone payment history, or an international credit report, presented the way underwriters accept it.
Down payment verification help
Funds transferred from abroad need a clear 90-day paper trail. We tell you what to keep before you move money.
Status and permit review
We confirm early which programs your PR or work-permit status qualifies for, so no one wastes weeks on the wrong lender.
How much down payment do newcomers need?
Permanent residents generally follow the standard rules: 5% down under $500,000, with insured financing available. Work-permit holders often qualify with 5% to 10% down under insurer newcomer programs, and some lenders want more depending on employment and permit length.
Non-residents are a different category entirely, usually 20% to 35% down with tighter documentation. Tell us your status honestly on the first call and we will point you at the right track.
Building Canadian credit fast
Two active trade lines reporting for twelve months is enough to open most doors: a secured or standard credit card and one small installment or line of credit, used lightly and paid in full every month. Keep balances under 30% of the limit.
If you are not there yet, insurer newcomer programs accept alternative credit: a letter from your landlord with twelve months of rent, plus two utility accounts in your name.
Documents lenders will ask for
PR card or landing paper, or a valid work permit; a Canadian letter of employment and recent pay stubs; a 90-day history of your down payment funds including the transfer record; and either a Canadian credit report or an international report with alternative credit letters.
How the process works
- 1
Status check
Permanent resident, work permit or newcomer program — each opens a different lender list.
- 2
Credit alternatives
Where Canadian credit is thin, we assemble rent, utility and international references lenders accept.
- 3
Down payment verification
Funds arriving from abroad need a clean 90-day paper trail. We prepare it properly the first time.
- 4
Approval and closing
We coordinate with your lawyer and, where needed, your employer on letters of employment.
Documents we'll ask for
- PR card, work permit or confirmation of landing
- Passport and photo ID
- Letter of employment and recent pay stubs
- 90-day history of down payment funds, including transfers from abroad
- Proof of rent payment history, if available
Documents come in through secure upload — never plain email. Missing something? Send what you have and we'll tell you what still matters.
Run the numbers
Calculators for this file
Mortgage Affordability Calculator
Find your maximum purchase price using the same GDS, TDS and stress-test limits Ontario lenders apply.
Open calculatorOntario Land Transfer Tax Calculator
Provincial and Toronto municipal land transfer tax, with first-time buyer rebates applied automatically.
Open calculatorMortgage Payment Calculator
See your payment at any frequency, the interest you pay over the term, and the balance left at maturity.
Open calculatorRelated mortgage services
Mortgage Pre-Approval
A rate-held pre-approval with A-lender documentation so your offer holds up with sellers and agents.
Learn moreSelf-Employed Mortgages
Business-for-self files structured properly, using the income lenders will actually recognise.
Learn moreCredentials you can check
A-lender access
Banks, monolines and credit unions compared side by side.
Mortgage Agent Level 2
Licensed Mortgage Agent Level 2 serving Ontario borrowers.
Same-day callbacks
You speak with an agent, not a call queue.
CMP Top 75 Agent 2025
Recognized among Canada’s top mortgage professionals in 2025.
15+ years experience
Helping Ontario borrowers find the right mortgage for over 15 years.
- Can I get a mortgage in Canada without a credit history?
- Yes. Insurer newcomer programs accept alternative credit such as twelve months of documented rent and utility payments in place of a Canadian credit score, provided your income and down payment check out.
- Can I buy a home on a work permit?
- Yes, if your permit is valid and you have Canadian employment. Several A lenders participate in newcomer programs for work-permit holders, typically with 5% to 10% down and full documentation.
- Can I use money from another country as my down payment?
- Yes, but it must be traceable. Lenders want to see the funds land in your Canadian account and sit for roughly 90 days, along with the transfer records showing where they came from.
Find out what you actually qualify for
Send the basics and we'll come back with real lender options, or call and get an answer on the first conversation.