First Time Buyers

Questions for Prospective Homebuyers

From the first interview that determines your requirements to the moment that you receive the keys, Sanjin can help you with the complicated process of buying a home. Don't hesitate to contact Sanjin to find out more about how he can make the home buying process easier!

Are you ready to buy?

Owning your own home is about more than just being able to decorate any way you like; it's about being prepared to maintain your home over the years, realizing that part of your income and time will go towards repairs and maintenance. It's about being willing to take the risks of home ownership with a realistic expectation of the rewards.

How much can you afford?

It can be discouraging to find that your salary won't stretch as far as the home you want to own. However, sacrificing a huge part of your income just to pay the mortgage can very quickly make home ownership a burden rather than a point of pride. It's better to buy a modest home now and look at purchasing your "dream home" in a few years.

Questions for Prospective Homebuyers

What do you want?

Do you like the idea of cleaning your own gutters? Do you shudder at the thought of lawn care? Would you rather just pay a fee every month and have everything done for you? Would obeying rules about when you can have your garbage cans out bother you, or do you want to live in a neighborhood where everything is 'just so'? The answers to these questions can help you narrow down the search for the right type of property for you.

Sanjin Can Help

You need a good agent who will work hard for you. Sanjin is dedicated to helping you find the right home, at the best price.
He wants you to find the home that will make you happy and successful in real estate ownership. When you hire Sanjin to help you buy your first home, he wants to know what you want and how much you can afford. Then he'll find a way to merge these two priorities and find a residence that you'll enjoy owning.

Understanding Property Transfer Tax (PTT) in BC: What Buyers Need to Know

Buying a home in British Columbia comes with several costs, and one of the significant expenses is the Property Transfer Tax (PTT). Whether you’re a first-time home buyer or purchasing a newly built home, it’s important to understand how this tax works, as well as the potential exemptions that could save you thousands of dollars.

What is Property Transfer Tax (PTT)?

Property Transfer Tax is a tax paid by the buyer when a property is transferred from one owner to another. The tax is based on the Fair Market Value (FMV) of the property on the date of registration. In BC, the tax rates are as follows:

1% on the first $200,000 of the property’s FMV.
2% on the portion of the FMV between $200,000 and $2,000,000.
3% on the portion of the FMV between $2,000,000 and $3,000,000.
5% on any portion of the FMV over $3,000,000.

For example, if you purchase a home valued at $2,500,000, the PTT calculation would be:

1% of $200,000 = $2,000
2% of $1,800,000 ($2,000,000 – $200,000) = $36,000
3% of $500,000 ($2,500,000 – $2,000,000) = $15,000

Total PTT = $2,000 + $36,000 + $15,000 = $53,000

As you can see, the tax can be substantial, so it’s important to know about exemptions that might apply to you.

First-Time Home Buyer PTT Exemption

The First-Time Home Buyer Exemption is designed to help new buyers reduce or eliminate their PTT costs. If you qualify, you could save thousands of dollars when purchasing your first home. Here’s how it works:

Full Exemption: If the FMV of the property is $500,000 or less, you are eligible for a full exemption, meaning you do not have to pay any PTT.
Partial Exemption: If the FMV is between $500,000 and $835,000, you may be eligible for a partial exemption of $8,000.
Sliding Scale Exemption: For properties valued between $835,000 and $860,000, the exemption is gradually reduced. The formula used is a $320 deduction per $1,000 of value over $835,000.
No Exemption: If the FMV exceeds $860,000, the first-time home buyer exemption does not apply.

Example: If you purchase a home valued at $800,000, you would receive a partial exemption of $8,000. If the home is valued at $845,000, the exemption amount would be reduced based on the sliding scale.

Do I qualify? Learn more about First-Time Home Buyer qualifications here.

Newly Built Home Exemption

The Newly Built Home Exemption is intended to help buyers of brand-new homes by reducing or eliminating the PTT. Here’s how it applies:

Full Exemption: If the FMV of the newly built home is $1,100,000 or less, you qualify for a full exemption from PTT.
Partial Exemption: For homes with an FMV between $1,100,000 and $1,150,000, the exemption amount is proportionally reduced. The formula for the partial exemption is:

Exemption Amount = PTT × (1,150,000 − FMV) / 50,000

No Exemption: If the FMV is over $1,150,000, the newly built home exemption does not apply.

Example: If you purchase a newly built home valued at $1,120,000, the exemption would be calculated based on the partial exemption formula, reducing the PTT you need to pay.

BC Property Transfer Tax Calculator

Fair Market Value (FMV):

First-Time Home Buyer

Newly Built Home

The British Columbia government offers a number of incentives for first-time home buyers

Make the most of first-time home buyers incentives to help you with your first-home purchase!

Your options for B.C. first-time home buyer incentives

The British Columbia government offers a number of incentives for first-time home buyers, including the BC Home Owner Mortgage and Equity (HOME) Partnership program, the First-Time Home Buyers' Program (FTHB) as well as a “cooling-off period,” which is unique to B.C. as it’s the only province in Canada with this kind of program.

BC Home Owner Mortgage and Equity (HOME) Partnership program

The HOME Partnership program is a government-backed program that provides first-time home buyers with up to 5% of the purchase price to be used as a down payment.

Who's eligible?

Are buying your first home.
Choose a home with a purchase price of less than $750,000.
Are a Canadian citizen or permanent resident for at least five years.
Have resided in British Columbia for at least one year immediately preceding the date of application.
Are a qualified first-time buyer, and the property will be your principal residence.

Quick Facts:

Provides up to 5% of the purchase price for your down payment.
No interest or principal payments for the first five years.
You start repaying the loan from the sixth year.

BC First-Time Home Buyers' (FTHB) program

The First-Time Home Buyers' program provides a refund of the property transfer tax for eligible first-time home buyers.

To be considered for the FTHB program you must:

Be a first-time home buyer.
Be a Canadian citizen or permanent resident.
Have lived in British Columbia for at least 12 consecutive months immediately before the date the property is registered.
Or, you have filed 2 income tax returns as a British Columbia resident within the last 6 years.

Quick Facts:

Offers a one-time exemption from the property transfer tax.
Can save you up to $8,000.
Applies to homes valued at $525,000 or less.
You must move into your new home within 92 days of the property's registration date and reside there for at least one year.
Entities from abroad and trustees subject to taxes cannot receive the exemption. If you are an individual ineligible due to not having Canadian citizenship or permanent residency status, yet you attain such status within a year from the registration date, you could be entitled to seek reimbursement of the property transfer tax.

Federal First-Time Home Buyer Incentive

The First-Time Home Buyer Incentive (FTHBI) is a Canadian government program designed to assist first-time homebuyers by offering a shared equity mortgage, wherein the government shares in the property's value appreciation or depreciation. Specifically, the FTHBI provides 5% or 10% of the home's purchase price as a down payment incentive, with 10% for newly built homes and 5% for existing homes. Unlike a traditional mortgage, there are no regular principal payments, and it doesn't incur interest. You can repay the incentive at any time without a pre-payment penalty or after 25 years or when the property is sold, based on 5% or 10% of the property's current value.
To be eligible, applicants must be first-time homebuyers or not have lived in a home they owned in the last four years. The combined income must be $120,000 or less, and applicants must meet the minimum down payment requirements. The total borrowing, including the mortgage and incentive, cannot exceed four times the annual qualifying income. The application process involves contacting a participating lender, such as a bank or credit union that offers the FTHBI.
The program encompasses various property types, including single-family homes, semi-detached, townhouses, and condo units. One critical aspect of the program to consider is that the government's share in the property means that if the home's value increases, the amount owed upon repayment will be more, and if it decreases, the amount owed will be less.

First-Time Home Buyers Tax Credit

As a first-time home buyer, you have the opportunity to benefit from a non-refundable tax credit of up to $750 when you buy a qualifying residence. The Home Buyers' Tax Credit (HBTC) calculation involves taking $5,000 and applying the lowest personal income tax rate for the year - which stood at 15% back in 2022. If you meet the criteria as a first-time home buyer, you're eligible for a non-refundable tax credit totaling $10,000. In practical terms, this policy puts up to $1,500 back into your budget in the form of a tax reduction for the year you secure your new home.

Eligibility for the First-Time Home Buyers' Tax Credit

New Homeowners: The credit is designed specifically for those purchasing their first home. You qualify if neither you nor your spouse or common-law partner has owned and lived in another home in the year you make the purchase or during the four years prior.
Individuals with Disabilities: If you have previously owned a home, you might still be eligible for this tax credit if you have a disability and are eligible for the Disability Tax Credit. There are specific requirements to keep in mind:

The new home must accommodate the individual's disability needs.
You should take residence in the purchased home within one year of buying it.
You need to claim the disability amount on your income tax return for the same year you acquire the property.

Home Buyers' Plan (HBP)

The Home Buyers' Plan is a program that allows first-time homebuyers in Canada to withdraw up to $35,000 from their Registered Retirement Savings Plans (RRSPs) without incurring tax penalties to purchase or build a qualifying home. If buying with a spouse or common-law partner, each person can withdraw up to $35,000 for a combined total of up to $70,000. This withdrawal must be repaid to the RRSP over a period of 15 years, with payments starting the second year after the initial withdrawal. If the annual repayment is not made, the amount is added to the individual's income for that year and is subject to tax.
The HBP is an attractive option for many first-time homebuyers, as it allows them to utilize their retirement savings to reduce mortgage costs and increase the down payment, potentially avoiding higher-cost mortgage insurance. Eligibility for the HBP requires that the homebuyer is a first-time buyer or has not owned a home in the last four years, and the funds must be used to buy or build a qualifying home for the applicant or a related person with a disability.

Cooling-off period

The cooling-off period in British Columbia is a three-day period where you can cancel a contract for the purchase of a home. This period begins on the day the contract is signed and allows you to review the contract and make sure you are comfortable with the terms before finalizing the deal. This rule applies to all contracts for the purchase of a home in the province, no matter if the home is new or a resale, and where it’s located within the province.
During this period, you have the right to cancel the contract, by providing written notice of your intention to cancel to the seller or the seller's agent. However you’ll have to pay a fee for rescinding of 0.25%. That means if you were to buy a $1-million home, but backed out during the cooling-off period, you’d have to pay the seller 0.25%, which in this case is $2,500.
The cooling-off period is a useful tool for first-time home buyers in British Columbia, as it provides an opportunity to reconsider the purchase and make sure it is the right decision before finalizing the deal. You can take this time to really consider any doubts or concerns you might have about the purchase of the home. It’s important to understand that this period is not a right to renegotiate the terms of the contract: it’s simply a small window where you can cancel the contract without penalty.

BC Home Owner Grant

Home owners in British Columbia are also eligible for reduced property taxes each year. The grant is up to a maximum of $770, while properties located in the Metro Vancouver, Fraser Valley and Capital regional districts are eligible for $570. This is to help alleviate homeowners in rural and northern areas. The home owners grant covers 92% oif residential properties in BC with the maximum home value set at $2.125 million for 2023. If you are past the age of 65, the grant can reach up to $845.