Buying Your First Investment Property in Ontario

Buying your first investment property is more than a financial transaction; it’s the launch of a small business. In Ontario’s 2026 real estate landscape, the rewards—steady income, equity growth, and a tangible asset that tracks with inflation—remain significant. However, success today requires a sharper pencil and a more strategic approach than ever before.

If you have sound finances, a clear plan, and the willingness to manage a business, 2026 might be the ideal time to enter the market as prices stabilize and new provincial rules offer more clarity for landlords.

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Step 1: Get Clear on Your Goal

Before looking at listings, decide what "success" looks like for you. Your goal will dictate your "Buy Box"—the specific criteria you use to filter properties.

• Cash Flow Today: Focus on monthly net income. Target areas with high transit access and low vacancy. In 2026, look for "simple" buildings with efficient systems (heating, windows) and low monthly fees.

• Equity Growth: If you’re playing the long game, look for "growth nodes" where infrastructure—like the expanded GO Transit lines or new tech hubs—is driving value. You may accept lower monthly cash flow now for a larger payout in five to ten years.

• The "House Hack": This is a popular entry point in 2026. By living in one unit and renting the others, you can often access owner-occupied financing with a lower down payment.

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Step 2: Check Your Financial Readiness

The 2026 financial environment is different from the "easy money" era of the early 20s.

• The 20% Rule: For a pure investment property (where you don't live), expect to put down at least 20%.

• New OSFI Standards: As of January 2026, the Office of the Superintendent of Financial Institutions (OSFI) has tightened how lenders count rental income toward your qualification. Lenders now face higher capital requirements for "income-producing" properties, meaning they will scrutinize your debt-service ratios more closely.

• Closing Costs & Reserves: Don't forget Land Transfer Tax (which is doubled in Toronto), legal fees, and inspections. You should also keep 6 to 12 months of fixed costs in a liquid account to handle surprise repairs or a vacancy.

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Step 3: Choose Your "Buy Box"

A narrow focus prevents "analysis paralysis." Define your:

1. Location: Proximity to hospitals, universities, or transit.

2. Property Type: Condos are lower maintenance; duplexes often offer better cash flow.

3. Value-Add: For your first deal, look for "cosmetic" fixers rather than properties requiring major structural overhauls.

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Step 4: Underwrite Like an Investor

Never get emotionally attached to the "vibe" of a house. Stick to the math.

The Investor’s Formula

To determine if a property is a good deal, calculate your Cash-on-Cash (CoC) Return:

$$\text{Cash on Cash Return}=\frac{\text{Annual Net Cash Flow}}{\text{Total Cash Invested}}\times 100$$

How to get there:

1. Gross Income: Total rent + parking/storage fees.

2. Vacancy Allowance: Subtract 3–5% to stay realistic.

3. Net Operating Income (NOI): Gross income minus property tax, insurance, maintenance, and utilities.

4. Cash Flow: NOI minus your annual mortgage payments.

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Step 5: Assemble Your Team Early

In 2026, you need specialists who understand the current market:

• Mortgage Broker: To navigate the new 2026 rental income rules.

• Realtor: Someone who knows "street-level" vacancy rates and local bylaws.

• Lawyer: Essential for reviewing Ontario's Standard Form of Lease.

• Insurance Broker: To secure a specific "Landlord Policy."

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Step 6: Know the 2026 Ontario Rules

The Residential Tenancies Act (RTA) governs everything in Ontario. Following the passage of Bill 60 (2025), there are several key updates you must know:

• Rent Increase Guideline: For 2026, the legal rent increase for most rent-controlled units is capped at 2.1%.

• Expedited Hearings: Bill 60 has shortened the timelines for non-payment of rent. For example, the notice period for an N4 has been reduced in some cases, and the Landlord and Tenant Board (LTB) has streamlined its digital hearing process.

• Suite Legality: If you are buying a "legal basement suite," ensure it has a registered occupancy permit. Illegal suites can lead to denied insurance claims and financing issues.

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Step 7: Make Smart Offers

Always include conditions for financing, inspection, and document review. If the property is currently tenanted, your offer should require:

• A current Rent Roll and payment ledger.

• Tenant Estoppel Certificates (signed documents where tenants confirm their current rent and any deposits held).

• Confirmation of the Last Rent Increase date to ensure compliance with provincial caps.

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FAQ: Buying in Ontario

Can a first-time buyer buy an investment property? Yes! You can even use the "House Hacking" method to take advantage of the 2024 federal rule changes that allow for 30-year amortizations on insured mortgages up to $1.5M.

Can I use my RRSP for a rental? Not directly through the Home Buyers' Plan (HBP) unless you intend to live in the property as your principal residence for at least a year.

Should I buy in my own name or a corporation? In 2026, most first-time investors start in their own names for simpler financing. However, if you plan to scale to 3+ properties, consult a tax professional about the benefits of incorporating.This checklist is designed for an Ontario investor in 2026. It covers the physical "red flags" and the specific legal requirements updated by Bill 60 and the 2026 Ontario Building Code changes.

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1. The Paperwork (Ask Before You Go)

Don't waste a viewing if the numbers or legalities don't align.

• [ ] Current Rent Roll: What is the actual rent being paid? (In 2026, the legal rent increase cap is 2.1%—ensure the seller hasn't exceeded this).

• [ ] Lease Agreements: Are they on the Ontario Standard Form of Lease? Are they month-to-month or fixed-term?

• [ ] Utility Split: Who pays for hydro, water, and gas? Are there separate meters?

• [ ] Zoning & Permits: If there is a basement unit, does the seller have the Certificate of Occupancy? In 2026, lenders are rejecting "non-conforming" suites more frequently.

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2. Exterior & Structure (The "Shell")

• [ ] Roof Age: Look for curling shingles. A new roof in 2026 can cost $8,000–$15,000+.

• [ ] Foundation: Check the basement walls for horizontal cracks (structural) or efflorescence (white powder indicating water).

• [ ] Grading: Does the ground slope away from the house? Proper drainage is the best defense against Ontario's wet springs.

• [ ] Parking: Is there 1 spot per unit? (Most municipalities require this for legal secondary suites.

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3. Interior & Mechanicals (The "Guts")

• [ ] Electrical Panel: Look for at least 200 AMP service if the house has multiple units or EV charging potential. Avoid "fuse boxes" or aluminum wiring.

• [ ] HVAC Age: Check the sticker on the furnace and AC. If they are 15+ years old, budget for a replacement.

• [ ] Water Pressure: Turn on the shower and flush the toilet at the same time. Weak pressure is a common tenant complaint.

• [ ] The "Sniff Test": A musty smell usually means mold behind the drywall—a dealbreaker for many first-time investors.

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4. The 2026 "Legal Suite" Deep Dive

Ontario's 2026 Building Code has specific "Life Safety" requirements. Check these specifically:

• [ ] Ceiling Height: Is it at least 1.95m (6’5”)? (Newer code allows this lower height, making more basements "legal").

• [ ] Egress Windows: Does every bedroom have a window with a clear opening of at least 0.35 m²? It must open without tools or "special knowledge."

• [ ] Fire Separation: Look for "solid core" doors between units and 5/8" Type X drywall in the furnace room.

• [ ] Interconnected Alarms: Ask if the smoke/CO detectors are hard-wired and interconnected (if one goes off, they all go off).

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5. Questions for the Realtor

• [ ] "What is the vacancy rate in this specific pocket right now?"

• [ ] "Are there any active LTB (Landlord and Tenant Board) disputes with the current tenants?"

• [ ] "What are the property taxes for 2026, and has the MPAC assessment been updated recently?"

• [ ] "Does the seller have a recent Home Inspection or Retrofit Certificate?"

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Pro-Tip: The "One-Minute Underwrite"

While standing in the kitchen, do this quick math:

(Monthly Rent × 12) – (Property Tax + Insurance + 10% Maintenance) = Net Operating Income. If your mortgage payment is higher than that number, it’s a "speculation" play, not a "cash flow" play.

The rules have changed: Boat License Alert, New 2026 Deadlines and Fees Now in Effect

As of January 6, 2026, Transport Canada (TC) officially amended the Small Vessel Regulations to modernize pleasure craft licensing.

The most critical update for boaters this year is the transition of "lifetime" or "grandfathered" licenses (those issued before 2010 without an expiry date) into a new mandatory 5-year renewal cycle. 

Key Regulation Changes for 2026

• $24 Service Fee: A new fee applies to all PCL applications, including new issues, renewals, transfers, or duplicates.
• 30-Day Notification: You must now notify TC within 30 days (down from 90) of any change in ownership, name, or address.
• Temporary License: Upon applying online, you will receive a temporary license valid for 30 days, allowing you to operate your vessel immediately while waiting for the permanent document. 

Renewal Deadline Chart

If your boat has a lifetime license (issued before April 28, 2010), find your renewal deadline based on the original issue date: 

Original License Issue Date	New Expiry / Renewal Deadline
December 31, 1974 or earlier	March 31, 2026
January 1, 1975 – December 31, 1985	December 31, 2026
January 1, 1986 – December 31, 1995	December 31, 2027
January 1, 1996 – December 31, 1999	December 31, 2028
January 1, 2000 – December 31, 2005	December 31, 2029
January 1, 2006 – April 28, 2010	December 31, 2030

Data Source: Transport Canada (January 2026) 

Important Reminders

• Carrying the PCL: You are legally required to carry a paper or electronic copy of your valid PCL on board at all times.
• Indigenous Exemptions: Individuals exercising rights under Section 35 of the Constitution Act are exempt from the $24 service fee.
• Operator Card vs. PCL: This update does not affect your Pleasure Craft Operator Card (PCOC), which remains valid for life and does not require renewal.

Does Your Boat Need a License?

Under the amended Small Vessel Regulations, a Pleasure Craft License (PCL) is mandatory if your vessel meets any of the following:

• • Engine Power: It has one or more engines with a combined power of 10 horsepower (7.5 kW) or more.
  • New for 2026 – Wind Power: Any wind-powered pleasure craft (sailboat) over 6 metres (approx. 19.7 feet) in length now requires a license, even if it has no motor or a small motor under 10 hp.
  • Exemption: If your vessel is officially registered in the Canadian Register of Vessels, it does not require a PCL. 
  How to Use the Online Licensing System
  The Pleasure Craft Electronic Licensing System (PCELS) is the fastest way to apply for a new license, renew an old one, or transfer ownership.
  1. Gather Required Documents
  • Proof of Ownership: A bill of sale or a signed declaration.
  • Valid Government ID: For all owners listed on the license.
  • Vessel Photo: A current, side-view colour photo of the boat (stock images are not accepted).
  • Payment Method: A credit card (Visa or Mastercard) for the $24 service fee. 
  2. Complete the Application
  • Log in to the PCELS portal and upload your documents.
  • Once submitted, you will receive an acknowledgment number via email. 
  3. Temporary Operation
  • This acknowledgment acts as a temporary license valid for 30 days.
  • You must mark this number on both sides of the bow and carry a printed or electronic copy of the acknowledgment while operating until your permanent license arrives. 
  Updating Your Information
  If you change your address or name, you must update your records through the portal within 30 days. While there is a fee for renewals and transfers, there is currently no fee for simple information updates, like an address change. 

Is Homeownership Possible with Bad Credit? Your Guide to Buying a House in Canada

For many Canadians, a less-than-perfect credit history feels like a permanent "No" from the real estate market. Whether due to past financial struggles, unexpected life events, or simply a lack of credit history, a low score can make traditional mortgage approvals feel out of reach.

However, the path to homeownership isn't exclusive to those with a 800+ credit score. If you’ve been asking, “Can I buy a house with bad credit?”, the answer is a resounding yes—provided you know where to look and how to prepare.

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Understanding the Numbers: Credit Scores in Canada

In Canada, credit scores range from 300 to 900. While every lender has different criteria, here is the general landscape:

• 760+: Often required by major banks to secure the best mortgage products and lowest interest rates.

• 650 - 750: Generally acceptable for conventional "A" lenders.

• Below 650: Typically considered problematic for traditional financial institutions.

While a lower score reshapes your options, lenders also look at the "big picture," including your income stability, employment history, existing debt, and your down payment.

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How to Navigate the Market with Credit Challenges

If the big banks have closed their doors, there are several alternative avenues designed specifically for your situation.

1. Partner with a Mortgage Broker

Think of a mortgage broker as your personal advocate. Unlike a bank loan officer who only offers one suite of products, brokers have access to dozens of lending institutions.

• Specialized Access: They work with lenders who specifically cater to credit-challenged borrowers.

• Application Strategy: They know how to highlight your financial strengths (like a stable job) to offset a lower score.

• Negotiation Power: They can often secure better terms than you could find on your own.

2. Explore Alternative Lending Options

Traditional "A Lenders" (the Big Five banks) aren't the only game in town. Consider these alternatives:

Lender Type	Key Advantage	Consideration
B Lenders	More flexible criteria; evaluate on a case-by-case basis.	Higher interest rates than prime banks.
Credit Unions	Provincially regulated; may bypass the federal "stress test."	Often require membership in the union.
Private Lenders	Focus on the property’s value and equity rather than credit.	High interest rates and additional fees; usually a short-term fix.
Rent-to-Own	Build credit and a down payment while living in the home.	Requires a strict contract and commitment to buy later.

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Leveraging Government Programs

The Canadian government offers tools that can help bridge the gap for those struggling with credit or high entry costs:

• CMHC-Insured Mortgages: The Canada Mortgage and Housing Corporation allows for purchases with as little as 5% down, even if your credit score is in the 600 range.

• Home Buyers’ Plan (HBP): First-time buyers can withdraw up to $60,000 from their RRSP tax-free to use toward a down payment. A larger down payment can often sway a lender who is on the fence about your credit score.

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Three Strategies to Strengthen Your Application

If you aren't ready to buy today, or want to improve your chances of a "Yes," consider these steps:

1. Increase Your Down Payment: Offering 20% or more significantly reduces the lender’s risk. In many cases, a large equity stake can override a poor credit score.

2. Find a Co-Signer: A family member with strong credit can co-sign your mortgage, essentially "lending" you their credit reputation to secure the loan.

3. The 12-Month Rebuild: Taking just 6 to 12 months to pay down high-interest debt and ensure every bill is paid on time can jumpstart your score and open doors to much better interest rates.

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The Bottom Line: While credit challenges create obstacles, they do not have to be deal-breakers. With the right strategy and the right team, the dream of homeownership in Canada is still within reach.

Ready to start your journey? Contact me as your local RE/MAX agent today. We can sit down, look at your goals, and find the right path to get you into your dream home.

Thinking of a home renovation. Here are some tips on how to finance the project!

 

8 Best Ways to Finance Major Home Renovations

Home renovations are an exciting way to transform your living space, whether you’re dreaming of a modern chef’s kitchen, a finished basement, or a backyard paradise. However, once the vision is set, the big question remains: how do you pay for it?

From minor cosmetic updates to "behind-the-wall" surprises like electrical upgrades, renovation costs can snowball quickly. In Canada, your financing options depend on your credit score, your income, and—most importantly—how much equity you have in your home.

Here are the eight best ways to finance your next major home project.

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1. Purchase Plus Improvements Mortgage

If you are currently house-hunting and know the property needs work immediately, this is the most efficient option. A Purchase Plus Improvements mortgage allows you to roll the cost of planned renovations into your initial mortgage.

• How it works: You get quotes for the work before closing. The lender approves the amount and adds it to your mortgage.

• The Catch: Lenders usually hold back the renovation funds until the work is completed and inspected, meaning you may need some initial cash flow to start the project.

2. Home Equity Line of Credit (HELOC)

A HELOC is one of the most popular tools for homeowners. It’s a revolving line of credit secured by your home, typically offering much lower interest rates than credit cards or personal loans.

• The Math: In Canada, you can usually borrow up to 65% of your home’s value through a HELOC, though your total debt (mortgage + HELOC) cannot exceed 80% of the home's appraised value.

• Flexibility: You only pay interest on what you use, and you can pay it back on your own schedule.

3. Refinance Your Mortgage

Refinancing involves breaking your current mortgage to create a new one that includes the additional funds needed for your renovation.

• Best Timing: This is most beneficial at mortgage renewal time to avoid prepayment penalties.

• Stability: Unlike a HELOC, which has a variable rate, refinancing allows you to lock in a set amount at a consistent interest rate, making your monthly payments predictable.

4. Take Out a Second Mortgage

If you don’t want to touch your primary mortgage, a second mortgage allows you to borrow a lump sum against your home’s equity.

• Pros: You don't have to pass a "stress test" for a second mortgage, and interest rates are lower than those on credit cards.

• Cons: Because the risk to the lender is higher, interest rates are higher than for a first mortgage, and you will have to pay additional closing and appraisal fees.

5. Unsecured Personal Loan or Line of Credit

If you haven't built up much equity yet, you can look into unsecured options through your bank.

• The Difference: An unsecured loan provides a lump sum with a fixed repayment schedule. An unsecured line of credit works like a HELOC but isn't tied to your property.

• Trade-off: Because there is no collateral (your home isn't on the line), the interest rates will be significantly higher than equity-based options.

6. Pay With Your Credit Card

This is generally not recommended for major projects due to high interest rates (often 19.99% or higher). However, if you are doing a tiny DIY project and can pay the balance off in full at the end of the month, it can be a way to earn loyalty points or cash back.

7. Pay As You Go

If you aren't in a rush, you can tackle your renovation in stages. Save up for the flooring this month, then wait until you’ve saved for the cabinets next month. This is the slowest method, but it is the only way to ensure you never pay a cent in interest.

8. Rely Strictly on Savings

The "gold standard" of financing is using your own cash. It’s the fastest way to get started and ensures you aren’t stuck with debt once the project is finished. Many homeowners choose a "mix" approach—using savings for a portion of the project and financing the rest.

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Frequently Asked Questions

Is it better to save or borrow? If the work is cosmetic, saving is best to avoid interest. If the work is urgent (leaky roof, faulty wiring) or will significantly add to the home’s resale value, borrowing at a reasonable rate is often the better move.

How do I handle cost overruns? Renovations rarely go exactly to budget. It is highly recommended to build in a 10–20% contingency fund when deciding how much to borrow.

How do I choose? Before you sign any paperwork, ask yourself:

1. How much do I really need? (Get contractor quotes first!)

2. How is my credit? (This determines your interest rate.)

3. Am I comfortable using my home as collateral? (Secured loans are cheaper but riskier.)

Ready to take the next step? Whether you're looking for a fixer-upper or wondering how your renovations will impact your home's value, I, as a local RE/MAX agent, can help you navigate the market and find the best path forward for your home.