A plain-English walkthrough of buying a home in British Columbia: what it costs, what the rules are, and what to do at each step.用通俗易懂的语言，带你了解在卑诗省（BC）买房：要花多少钱、有哪些规则，以及每一步该怎么做。
Chapter 1
Buying a home is easier when you know your numbers first. Spend an hour on these basics before you look at a single listing.
Lenders look at two ratios. You don't need to calculate them exactly, but it helps to know the targets.
| Ratio | What it means | Typical limit |
|---|---|---|
| GDS | Mortgage, property tax, heat, and half of strata fees as a share of gross income | about 39% |
| TDS | All of the above plus every other debt payment (car, student loans, cards) | about 44% |
Being approved for a large amount does not mean you should borrow it. Build your own budget that leaves room for travel, repairs and savings.
Chapter 2
This is where most of the rules live. Here is how down payments, insurance and the mortgage stress test work in Canada right now.
| Purchase price | Minimum down payment |
|---|---|
| Up to $500,000 | 5% of the price |
| $500,000 to $1.5 million | 5% of the first $500,000 plus 10% of the amount above $500,000 |
| $1.5 million or more | 20% of the price |
Example: on a $1.2 million home you need $25,000 (5% of $500,000) plus $70,000 (10% of $700,000), so $95,000 in total.
If you put down less than 20%, your mortgage must be insured (by CMHC, Sagen or Canada Guaranty). The premium is a percentage of your mortgage and is usually added to the loan.
| Down payment | Premium (of the mortgage) |
|---|---|
| 5% to 9.99% | 4.00% |
| 10% to 14.99% | 3.10% |
| 15% to 19.99% | 2.80% |
An extra 0.20% applies if you choose a 30-year amortization. Premiums are typical published rates; ask your lender for your exact figure.
BC charges 7% provincial sales tax on the insurance premium, and it can't be added to your mortgage. You pay it in cash on closing day.
A longer amortization lowers your monthly payment but costs more interest over time. Thirty-year insured mortgages are available to first-time buyers and to buyers of newly built homes. Everyone else is limited to 25 years when putting less than 20% down.
Lenders must check that you could still pay if rates rose. You must qualify at your contract rate plus 2 percentage points, or 5.25%, whichever is higher. A pre-approval will confirm what you qualify for.
| Program | What you get |
|---|---|
| BC First Time Home Buyers' Program | Full property transfer tax exemption up to $835,000, partial up to $860,000 (worth up to $8,000) |
| First Home Savings Account (FHSA) | Save up to $8,000 a year, $40,000 lifetime. Contributions are tax-deductible and withdrawals for a first home are tax-free |
| RRSP Home Buyers' Plan | Borrow up to $60,000 from your own RRSP (each partner can), repaid over time |
| First-Time Home Buyers' Tax Credit | $1,500 federal non-refundable credit |
| GST rebate on new homes | Enhanced rebate for first-time buyers of qualifying new homes, with full relief for homes up to $1 million, phasing out toward $1.5 million. Check the CRA for current terms |
For the property transfer tax exemption you generally must be a Canadian citizen or permanent resident, have lived in BC for 12 months (or filed two BC tax returns in the last six years), and never have owned a home you lived in anywhere in the world. Mortgage rules use a different, wider definition, so check each program separately.
BC does not currently offer a provincial down payment loan or grant program.
Chapter 3
What you own, and what you are responsible for, depends on the type of property.
You own the building and the land. You are responsible for all maintenance and repairs. There are no strata fees, but you carry the full cost of a new roof or a leaking foundation.
You own your unit and share ownership of common areas. You pay monthly strata fees and may face special levies. The strata council makes decisions and enforces bylaws. See Chapter 8.
You sign a contract for a unit that doesn't exist yet. Developers must give you a disclosure statement, and you have a 7-day right to cancel after receiving it. Completion dates can move, prices on paper may change at completion if the appraisal comes in low, and deposits are held in trust. Have a lawyer review the contract before you sign.
You own the right to use the property for a fixed term (often 99 years) but not the land itself. Remaining lease length affects value and financing. Many lenders are cautious, so confirm financing before you commit.
If the home sits in a park, you often own the home but rent the pad. Look into pad rent, park rules, and whether lenders will finance the home. If it's on its own land, it may be treated more like freehold.
You buy a share in a corporation that owns the building, not the unit itself. Financing is specialized, and the co-op board often approves buyers.
Chapter 4
Where you buy shapes your daily life and your budget. Here are five of the region's biggest cities, the neighbourhoods buyers like most, and why.
This chapter is a general introduction, not a market report. Prices, transit projects and neighbourhood character change, so always check recent sales and visit in person before you decide.
| City | Known for | Common homes | Transit | Price level |
|---|---|---|---|---|
| Vancouver | Beaches, downtown, culture, walkability | Condos, townhouses, older detached | Expo, Millennium and Canada Lines; frequent buses | Highest |
| Burnaby | Central location, shopping, big parks | High-rise condos, townhouses, detached on slopes | Expo and Millennium Lines | High |
| Richmond | Food, flat streets, waterfront, near the airport | Condos, townhouses, detached | Canada Line | High |
| Coquitlam | Mountains, lakes, family living | Condos near SkyTrain, townhouses, large uphill homes | Millennium Line (Evergreen Extension), West Coast Express | Mid to high |
| Surrey | Space, new construction, fast growth | Detached, townhouses, condos | Expo Line to King George; Surrey-Langley line under construction | Generally the lowest of the five |
Price level is a rough relative guide. Compare current sold prices in the neighbourhoods you like.
The region's urban heart: beaches, seawall paths, mountain views, and the most walkable neighbourhoods. Detached homes are very expensive, so many buyers choose condos or townhouses.
Sitting between Vancouver and the suburbs, Burnaby is well connected by SkyTrain and has lots of green space, including Burnaby Lake and Deer Lake.
An island city with flat terrain, which makes it easy for walking and cycling. Known for its outstanding Asian food scene, and it's close to the airport and the Canada Line.
Richmond is low-lying. Ask about flood protection and soil conditions, and check aircraft noise if you're near the airport flight paths.
Mountains, lakes and trails on your doorstep, with a strong family focus. Transit has improved a lot since the Evergreen Extension opened.
One of BC's fastest-growing cities and the biggest in Metro Vancouver by area. Buyers often come for more space and value, and neighbourhoods vary widely.
The first-time buyer exemption applies to homes of $835,000 or less (Chapter 9). In much of Vancouver, that mostly means condos or townhouses. In parts of Surrey and Coquitlam, your budget may reach further. Check what recent sales show in each area.
For current prices, look at the monthly statistics published by the Greater Vancouver REALTORS® (covering Vancouver, Burnaby, Richmond and Coquitlam) and the Fraser Valley Real Estate Board (covering Surrey).
Chapter 5
You don't have to hire every one of these, but most buyers want at least the first three.
| Who | What they do |
|---|---|
| Mortgage broker or bank lender | Gets you pre-approved, explains your options, and finds you a rate. A broker compares several lenders for you. |
| Realtor (licensed) | Finds properties, advises on price, writes your offer, and negotiates. In BC, they must explain who they work for (see below). |
| Lawyer or notary | Searches title, registers the transfer, prepares closing documents and moves the money. Notaries cover residential conveyancing; lawyers can handle more complex issues. |
| Home inspector (licensed) | Checks the property's condition and gives you a written report. BC home inspectors must be licensed. |
| Insurance broker | Arranges home insurance, which lenders require before closing. |
Before you sign an agreement with a realtor, they must explain in writing who they represent and what services they will provide. Ask questions until you are comfortable.
You can verify a realtor's or home inspector's licence on the BC Financial Services Authority (BCFSA) website.
Chapter 6
Here is the usual order of events from first idea to move-in day.
| Date | Meaning |
|---|---|
| Subject removal date | Deadline to complete conditions or walk away |
| Completion date | The day you pay in full and the transfer is filed |
| Possession date | When you can move in |
| Adjustment date | The day you start paying property tax, strata fees and utilities |
Chapter 7
An accepted offer is a legal contract, so know what you are agreeing to.
In hot markets, offers with no subjects can win. But if your financing or inspection fails, you could lose your deposit or face legal action. Only waive conditions you've already satisfied, for example, a pre-inspection you've reviewed or financing already approved for that property.
Since January 2023, BC buyers of most residential properties have the right to cancel within three business days after an offer is accepted. Weekends and holidays don't count, and the right can't be waived.
Some property types, such as pre-sale contracts, follow separate rules.
BC sellers generally aren't required to complete a property disclosure statement, though many do. Sellers cannot hide or lie about known "latent defects" (hidden problems that make a home unsafe or unfit to live in). Always get your own inspection.
Chapter 8
With strata, you're buying into a community's finances, not just a unit. Reading the documents is essential.
Make strata document review a subject in your offer, and get your realtor or lawyer to read the documents with you.
Chapter 9
Closing costs are the money beyond your down payment. In BC the biggest one is the property transfer tax.
PTT is a one-time provincial tax paid when the transfer is registered at the Land Title Office. It is calculated in tiers, like income tax.
| Portion of fair market value | Rate |
|---|---|
| First $200,000 | 1% |
| $200,000 to $2,000,000 | 2% |
| $2,000,000 to $3,000,000 | 3% |
| Over $3,000,000 (residential portion) | 5% |
Foreign buyers pay an additional 20% in designated areas (see Chapter 10).
You generally apply one exemption or the other to a single purchase. Your lawyer or notary will confirm which is better for you.
An estimate for BC residents. It assumes the price equals fair market value and doesn't include the foreign-buyer tax.
| Cost | Typical amount |
|---|---|
| Legal or notary fees and disbursements | $1,000 to $2,500 |
| Title insurance | $200 to $400 |
| Home inspection | $500 to $900 (more for large or older homes) |
| Appraisal (if the lender requires) | $300 to $600 |
| PST on mortgage insurance premium | 7% of the premium, paid in cash |
| GST on new homes | 5% of the price (rebates may apply) |
| Adjustments | You reimburse the seller for property tax or strata fees they've prepaid |
| Home insurance | Depends on home and location |
| Moving costs and strata move-in fees | Varies; some stratas charge deposits |
| Land title registration fees | A few hundred dollars |
Amounts are rough ranges to help you plan. Ask for written quotes.
Chapter 10
British Columbia has a few rules you won't find in every province.
Federal ban: non-Canadians (people who aren't citizens or permanent residents) are barred from buying most residential property in cities and larger urban areas. The ban is scheduled to run to January 1, 2027, so confirm whether it has been extended.
BC additional property transfer tax: an extra 20% applies to foreign nationals and foreign corporations buying residential property in designated areas, including Metro Vancouver, the Fraser Valley, the Capital Regional District, the Central Okanagan, and Nanaimo. Exemptions exist, for example for some workers and refugees.
Applies in certain larger urban areas. Owners must make a declaration each year. If the home is your principal residence, you're generally exempt. Rates are much higher for foreign owners and untaxed worldwide earners. The foreign rate is rising from 3% to 4% starting with the 2027 tax year.
High-value homes pay extra school tax. Starting with the 2027 tax year, rates rise to 0.3% on the value between $3 million and $4 million, and 0.6% above $4 million.
Property tax is set by your municipality and based on BC Assessment's value of your home. If it's your principal residence, you can claim the Home Owner Grant, currently $570 for the regular grant, which reduces your bill. Seniors, people with disabilities and some others may qualify for more or for deferment programs.
BC uses a Torrens land title system run by the Land Title and Survey Authority (LTSA). A title search shows the registered owner and any charges such as mortgages, easements, rights-of-way and covenants. Your lawyer or notary reviews it. Title insurance adds protection against fraud and some errors.
The BC Financial Services Authority (BCFSA) licenses realtors and home inspectors and handles complaints. If you have a concern about a licensee's conduct, start there.
Chapter 11
Your keys are only the beginning. Here is what to do in the first few weeks, and what to expect each year.
Standard policies often exclude earthquake damage, and overland flood coverage varies by location. Ask your insurance broker what's covered.
Chapter 12
第1章
买房时，先把数字弄清楚会轻松很多。在浏览任何房源之前，先花一个小时了解这些基本情况。
贷款机构主要看两个比率。你不必精确计算，但了解目标会有帮助。
| 比率 | 含义 | 常见上限 |
|---|---|---|
| GDS | 按揭月供、物业税、供暖费，以及一半的Strata管理费，占税前收入的比例 | 约39% |
| TDS | 上述所有费用，加上其他所有债务还款（车贷、学生贷款、信用卡） | 约44% |
获批高额贷款，并不代表你应该借那么多。请自己制定预算，为旅行、维修和储蓄留出空间。
第2章
大部分规则都集中在这一章。下面介绍加拿大目前的首付、保险和按揭压力测试是如何运作的。
| 购房价格 | 最低首付 |
|---|---|
| $500,000及以下 | 房价的5% |
| $500,000至$1,500,000 | 前$500,000的5%，加上超出$500,000部分的10% |
| $1,500,000或以上 | 房价的20% |
举例：购买$120万的房子，你需要$25,000（$500,000的5%）加上$70,000（$700,000的10%），合计$95,000。
如果首付低于20%，你的按揭必须投保（由CMHC、Sagen或Canada Guaranty承保）。保费按贷款额的一定比例计算，通常会加进贷款里。
| 首付比例 | 保费（占贷款额） |
|---|---|
| 5%至9.99% | 4.00% |
| 10%至14.99% | 3.10% |
| 15%至19.99% | 2.80% |
如果选择30年摊还期，需额外加收0.20%。以上为常见的公布费率，具体数字请向贷款机构确认。
BC省对这笔保险保费征收7%的省销售税（PST），而且不能并入按揭贷款，需要在交易完成当天以现金支付。
较长的摊还期会降低月供，但长期要付的利息更多。首次购房者和新建房屋的买家可以申请30年摊还期的保险按揭。其他首付低于20%的买家，最长只能是25年。
贷款机构必须确认，即使利率上升，你仍然能够还款。你必须按“合同利率加2个百分点”或5.25%（取较高者）通过资格审核。贷款预批准可以帮你确认自己的贷款额度。
| 计划 | 你能获得什么 |
|---|---|
| BC省首次购房者计划 | $835,000及以下的房产可全额豁免物业转让税，$860,000以下可部分豁免（最多可省$8,000） |
| 首次置业储蓄账户（FHSA） | 每年最多存$8,000，终身上限$40,000。存款可抵税，用于首次购房的提款免税 |
| RRSP购房计划（Home Buyers' Plan） | 可从自己的RRSP借出最多$60,000（夫妻各自都可以），之后分期归还 |
| 首次购房者税收抵免 | 联邦$1,500不可退还税收抵免 |
| 新房GST退税 | 针对符合条件新房的首次购房者的加强版退税，$100万以下可全额减免，并在接近$150万时逐步取消。请向CRA查询最新条款 |
就物业转让税豁免而言，你通常必须是加拿大公民或永久居民，在BC省居住满12个月（或过去6年内提交过两次BC省报税表），并且在世界任何地方都从未拥有过自己居住的房产。按揭规则的定义更宽，所以请分别核对每项计划。
BC省目前没有省级首付贷款或补助计划。
第3章
你拥有什么、需要负责什么，取决于房产的类型。
你拥有房屋和土地，并负责所有维修保养。没有Strata管理费，但更换屋顶或修理漏水地基的全部费用由你承担。
你拥有自己的单位，并与其他业主共同拥有公共区域。你需要缴交每月Strata管理费，并可能面对特别征费。Strata理事会负责决策并执行管理细则。详见第8章。
你签约购买的单位目前尚不存在。开发商必须向你提供披露声明，收到后你有7天的撤销权。完工日期可能会变动，订金由信托账户保管。签约前请让律师审阅合同。
你拥有在固定年限内（通常是99年）使用房产的权利，但不拥有土地。剩余租期会影响价值和贷款，许多贷款机构态度谨慎。作出承诺之前，请先确认能否获得贷款。
如果房屋位于活动房屋园区内，通常你拥有房屋，但需要租用地块。请了解地块租金、园区规定，以及贷款机构是否愿意提供贷款。如果建在自己的土地上，则可能更接近永久产权。
你购买的是持有整栋楼的公司的股份，而不是单位本身。贷款方式较为特殊，通常还需要董事会批准买家。
第4章
你在哪里买房，会影响日常生活和预算。以下介绍本区五个最大的城市、买家最喜欢的区域，以及原因。
本章只是概括性介绍，不是市场报告。价格、交通项目和社区特色都会变化，所以请在决定前查看最新成交记录并实地考察。
| 城市 | 特色 | 常见房型 | 交通 | 价格水平 |
|---|---|---|---|---|
| 温哥华（Vancouver） | 海滩、市中心、文化、步行方便 | 公寓、城市屋、较旧的独立屋 | Expo、Millennium和Canada Line三条SkyTrain线；公交频密 | 最高 |
| 本拿比（Burnaby） | 位置居中、购物、大型公园 | 高层公寓、城市屋、坡地独立屋 | Expo和Millennium线 | 偏高 |
| 列治文（Richmond） | 美食、地势平坦、海滨、靠近机场 | 公寓、城市屋、独立屋 | Canada Line | 偏高 |
| 高贵林（Coquitlam） | 山景、湖泊、适合家庭生活 | SkyTrain沿线公寓、城市屋、山坡大屋 | Millennium线（Evergreen延长线）、West Coast Express | 中等至偏高 |
| 素里（Surrey） | 空间大、新建房屋多、发展迅速 | 独立屋、城市屋、公寓 | Expo线至King George站；Surrey-Langley线建设中 | 一般为五市中最低 |
价格水平仅为大致的相对参考。请对比你喜欢的社区的最新成交价。
本区的城市核心，有海滩、海堤步道、山景，以及最适合步行的社区。独立屋非常昂贵，所以许多买家选择公寓或城市屋。
本拿比位于温哥华和郊区之间，SkyTrain连接便利，绿地很多，包括Burnaby Lake和Deer Lake。
列治文是一座岛城，地势平坦，适合步行和骑单车。以出色的亚洲美食闻名，靠近机场和Canada Line。
列治文地势低洼。请询问防洪措施和土壤状况，如果靠近机场航道，还要留意飞机噪音。
山、湖和步道就在家门口，非常注重家庭生活。自从Evergreen延长线开通后，交通改善了很多。
素里是BC省发展最快的城市之一，也是大温哥华面积最大的城市。买家常因为更大的空间和更高的性价比而来，各社区差异很大。
首次购房者豁免适用于$835,000及以下的房产（见第9章）。在温哥华的大部分地区，这基本意味着只能买公寓或城市屋。在素里和高贵林的部分地区，你的预算可能买得更多。请查看各区最近的成交情况。
如需最新价格，请参考大温哥华地产局（Greater Vancouver REALTORS®，涵盖温哥华、本拿比、列治文和高贵林）以及菲沙谷地产局（Fraser Valley Real Estate Board，涵盖素里）每月发布的统计数据。
第5章
你不一定需要请齐以下所有人，但大多数买家至少需要前三位。
| 谁 | 做什么 |
|---|---|
| 贷款经纪或银行贷款专员 | 帮你获得贷款预批准，解释你的选择并找到合适的利率。贷款经纪会替你比较多家贷款机构。 |
| 地产经纪（持牌） | 寻找房源、就价格给出建议、撰写报价并代你谈判。在BC省，他们必须说明自己代表谁（见下文）。 |
| 律师或公证人 | 查册产权、办理过户登记、准备交易文件并处理资金。公证人可办理住宅产权转让，较复杂的情况可由律师处理。 |
| 验房师（持牌） | 检查房产状况并提供书面报告。BC省的验房师必须持有牌照。 |
| 保险经纪 | 安排房屋保险，贷款机构要求在交易完成前投保。 |
在你与地产经纪签订协议前，对方必须以书面形式向你说明他们代表谁、会提供哪些服务。有疑问就问，直到你清楚为止。
你可以在卑诗金融服务管理局（BCFSA）网站上核实地产经纪或验房师的执照。
第6章
以下是从最初的想法到搬进新家的通常顺序。
| 日期 | 含义 |
|---|---|
| 解除条件日 | 完成条件或退出交易的最后期限 |
| 完成日（过户日） | 你付清全款并提交过户的日子 |
| 入住日（交房日） | 你可以搬入的日期 |
| 调整日 | 你开始负担物业税、Strata管理费和水电费的日期 |
第7章
被接受的报价就是具有法律效力的合同，所以要清楚自己答应了什么。
在火热的市场里，不带条件的报价可能胜出。但如果你的贷款或验房出了问题，你可能会损失订金，甚至面临法律诉讼。只放弃你已经确认满足的条件，例如针对该房产已经批准的贷款。
自2023年1月起，BC省大多数住宅房产的买家，在报价被接受后的三个工作日内有权撤销合同。周末和公众假期不计算在内，而且这项权利不能被放弃。
BC省的卖家通常不需要填写房产披露声明，但许多卖家会填。卖家不得隐瞒或谎报已知的“潜在缺陷”(latent defect)，即让房屋不安全或不适合居住的隐藏问题。请务必自行聘请验房师检查。
第8章
买Strata，你买进的是一个社区的财务状况，而不只是一个单位。阅读文件至关重要。
请把审阅Strata文件作为报价中的一项条件，并让你的地产经纪或律师陪你一起阅读这些文件。
第9章
交易成本是首付之外还需要支付的钱。在BC省，最大的一项是物业转让税。
物业转让税是在土地所有权登记处登记过户时缴纳的一次性省税。它像个人所得税一样分档计算。
| 公平市场价值的部分 | 税率 |
|---|---|
| 前$200,000 | 1% |
| $200,000至$2,000,000 | 2% |
| $2,000,000至$3,000,000 | 3% |
| 超过$3,000,000的部分（住宅部分） | 5% |
外国买家在指定地区需额外缴纳20%（见第10章）。
同一笔交易通常只能适用其中一种豁免。你的律师或公证人会确认哪一种对你更有利。
这是针对BC省居民的估算。假设价格等于公平市场价值，且不含外国买家税。
| 费用 | 常见金额 |
|---|---|
| 律师或公证人费用及代垫费用 | $1,000至$2,500 |
| 产权保险 | $200至$400 |
| 验房费 | $500至$900（大型或较旧的房屋更高） |
| 估价（如贷款机构要求） | $300至$600 |
| 按揭保险保费的PST | 保费的7%，以现金支付 |
| 新房GST | 房价的5%（可能有退税） |
| 费用调整 | 你需要向卖家补偿其已预付的物业税或Strata管理费 |
| 房屋保险 | 视房屋和位置而定 |
| 搬家费用和Strata搬入费 | 各不相同；有些Strata会收取押金 |
| 土地所有权登记费 | 几百加元 |
金额仅为帮助你规划的大致范围。请索取书面报价。
第10章
卑诗省有几项规定，并不是每个省都有。
联邦禁令：非加拿大人（即非公民或永久居民）被禁止在城市和较大都市地区购买大多数住宅房产。该禁令预定实施至2027年1月1日，请确认是否已延期。
BC省额外物业转让税：外国国民和外国公司在指定地区购买住宅房产，需额外缴纳20%，这些地区包括大温哥华、菲沙谷、首都区域（Capital Regional District）、中奥肯那根（Central Okanagan）和纳奈莫（Nanaimo）。设有一些豁免，例如针对部分工作人员和难民。
适用于某些较大的城市地区。业主每年必须申报。作为主要居所的房屋通常可获豁免。外国业主和全球收入未在加拿大缴税者的税率要高得多。外国业主税率从2027税年起由3%上调至4%。
高价值住宅需缴纳额外学校税。自2027税年起，价值在$300万至$400万之间的部分税率升至0.3%，超过$400万的部分升至0.6%。
物业税由市政府根据BC评估局（BC Assessment）对你房屋的估值来确定。如果是你的主要居所，你可以申请房主补助金，目前常规补助金为$570，可减少你的税单。长者、残障人士和其他一些人士可能有资格获得更多补助或延期缴税计划。
BC省使用由土地所有权及测量局（LTSA）运营的土地所有权登记制度。产权查册会显示登记业主以及所有产权负担，例如按揭、地役权、通行权和限制性契约。你的律师或公证人会审核这些内容。产权保险可为欺诈和部分错误提供额外保障。
卑诗金融服务管理局（BCFSA）负责向地产经纪和验房师颁发牌照并处理投诉。如果你对持牌人员的行为有疑虑，请先联系他们。
第11章
拿到钥匙只是开始。以下是最初几周要做的事，以及之后每年的预期开支。
标准保单往往不包括地震损失，而地面洪水的保障范围也因地区而异。请向保险经纪询问有哪些保障。
第12章
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