Your First Home, Made Simple
Buying your first home in BC is a big step — and you don't have to figure it out alone. We walk you through every program, every form, and every decision, so you always know what happens next and why.
Good News First
First-Time Buyers Get Real Advantages
Canada and BC both want to help you get into your first home. Here are the programs that can save you tens of thousands of dollars — and what each one means for you.
CMHC Insured Mortgages
Mortgage default insurance (from CMHC, Sagen, or Canada Guaranty) is what lets you buy with less than 20% down. You pay a one-time premium that gets added to your mortgage, and in exchange you unlock the lowest rates lenders offer. Here is what this means for you: a smaller down payment does not mean a worse rate — insured mortgages often get the best pricing on the market.
BC Property Transfer Tax Exemption
BC charges Property Transfer Tax when you buy — normally 1% on the first $200K and 2% after that. As a qualifying first-time buyer purchasing a home up to $835,000, you pay no PTT on the first $500,000 of the price (with partial relief up to $860,000). That is up to $8,000 staying in your pocket instead of going to tax — and homes at or under $500,000 are fully exempt.
FHSA + Home Buyers’ Plan
The First Home Savings Account lets you save up to $8,000 per year ($40,000 lifetime) tax-deductible, and withdraw it tax-free for your first home. The RRSP Home Buyers’ Plan lets you borrow up to $60,000 from your own RRSP, repayable over 15 years. You can use both together — we will help you sequence them so every dollar works twice.
Down Payment Options
The minimum is 5% on the first $500,000 of the price and 10% on the portion above that. Your down payment can come from savings, your FHSA or RRSP, or a gift from immediate family. Not sure how much you need or where it should come from? That is exactly the kind of question we answer on a free call.
Step by Step
What Buying Your First Home Looks Like
No surprises, no mystery. Here is the path most first-time buyers follow with us — and we are with you at every step.
Down Payment at a Glance
The minimum for an insured mortgage
Example: a $700K home needs $45K minimum
Skip the CMHC premium entirely
From immediate family, with a simple gift letter
Why a Broker
Your Bank Shows You One Option. We Show You Thirty.
A broker works for you, not the lender. Our service is free for you on standard residential mortgages — the lender pays us when your mortgage funds.
30+ Lenders Compared
Banks, credit unions, and monoline lenders compete for your mortgage. We match your situation to the lender that fits — not just the one with a branch near you.
Plain-English Guidance
Stress test, amortization, fixed vs. variable — we explain what each choice means for your monthly budget and your future, in language that actually makes sense.
440+ Families Funded
Many of them first-time buyers in Richmond, Vancouver, Burnaby, and Surrey. You get a team that has seen your situation before and knows exactly how to handle it.
Ready for Your First Set of Keys?
Free consultation, no credit check, no pressure. Let's find out what you qualify for and build your plan.