A minimum of 20% down payment is required for a non-owner-occupied rental property in Canada. Unlike a primary residence, CMHC mortgage default insurance is not available for pure investment properties, so there is no 5%–10% insured option, the 20% minimum applies regardless of purchase price. (Source: Canada Mortgage and Housing Corporation)

Yes. Most lenders will count a portion of the property's rental income toward your qualifying income, typically 50%–80% of gross rents, depending on the lender's rental offset or rental addition method. This can meaningfully increase your borrowing power beyond what your personal income alone would qualify for.

Generally yes. Lenders view non-owner-occupied properties as higher risk than a primary residence, so investment property mortgage rates typically carry a small premium over owner-occupied rates.

In most cases, no. Canada's Prohibition on the Purchase of Residential Property by Non-Canadians Act bans non-Canadians (non-citizens and non-permanent-residents) from purchasing residential property with three or fewer units inside census metropolitan areas, which includes Metro Vancouver and the Fraser Valley. This ban has been extended to January 1, 2027. Permanent residents face no restriction and are treated the same as Canadian citizens. Exemptions exist for certain work permit holders and other specific categories. (Source: Government of Canada)

The Speculation and Vacancy Tax (SVT) applies annually to residential property owners in 59 designated BC communities, which include Surrey, White Rock, and Langley (both City and Township). If you rent the property out for at least six months of the year, you typically qualify for an exemption and pay nothing. Every owner in a taxable area must file a declaration each year, even if you qualify for a full exemption. For 2026, non-exempt Canadian citizens and permanent residents pay 1% of assessed value (up from 0.5%), and foreign owners or untaxed worldwide-income owners pay 3% (up from 2%). A $4,000 non-refundable tax credit is available to BC resident filers. (Source: Government of British Columbia)

In most cases, no, not if it's a separate investment property. Under BC's Short-Term Rental Accommodations Act, short-term rentals in regulated communities (which include Surrey and most of Metro Vancouver) are restricted to the host's own principal residence, plus one secondary suite or accessory dwelling unit on that same property. A second property purchased purely as an investment cannot legally be operated as a short-term rental in these areas. Non-compliance penalties can reach $5,000 per day for individuals. Long-term rental (month-to-month or fixed-term tenancy) remains unrestricted. (Source: Government of British Columbia)

Investment and rental properties do not qualify for the Principal Residence Exemption, so the full gain is taxable. As of 2026, the capital gains inclusion rate remains 50% for individuals, a proposed increase to 66.67% was cancelled by the federal government in March 2025 and never took effect. This means half of your capital gain is added to your taxable income and taxed at your marginal rate; the other half is not taxed. (Source: Canada Revenue Agency)

Yes. Common deductible expenses include mortgage interest (not principal), property management fees, repairs and maintenance, property taxes, insurance, and capital cost allowance (depreciation), though claiming CCA can affect your capital gains calculation when you sell. A tax professional should review your specific situation, as rules around what's deductible and how CCA recapture works are detailed.