Purchasing your first home is an exciting milestone, but qualifying as a first-time home buyer can be challenging. As with many first-time home buyers in Ontario, you may be counting on the many incentives available to help reduce the costs of purchasing your first home. 

This post provides an extensive list of the first-time home buyer incentives available in Ontario and some local homeownership programs that may be of interest if you plan to settle in an area of Ontario that provides additional incentives.

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Key Takeaways

• First-time home buyers (FTHB) in Ontario may be eligible for various programs and incentives, such as land transfer tax refunds and rebates on home purchases.
• To qualify for these incentives, you must meet specific eligibility criteria that differ based on the incentive. 
• In addition to provincial incentives, many other national and local programs are available to first-time home buyers (FTHB).

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Ontario First-Time Home Buyer Incentives

First-time home buyer incentives in Ontario have been designed to assist buyers in purchasing their first home. These programs provide eligible individuals with financial relief to offset some of the costs of buying their first home. 

In Ontario, many incentives are designed for first-time buyers that are provincially or municipally specific, and others are available federally throughout Canada.

• Ontario Land Transfer Tax – rebate on all or part of the Ontario portion of land transfer tax.
• Toronto Municipal Land Transfer Tax  – rebate on part or all of the Toronto portion of land transfer tax.
• Homeownership Programs – municipality-run programs for locals to secure homes.
• RRSP Home Buyers’ Plan – a federal government program allowing first-time buyers to access funds from their RRSP on a tax and interest-free basis to purchase a home.
• First-Time Homebuyers Tax Credit (HBTC) – a federal government program to help offset closing costs.
• GST/HST New Housing Rebate – rebate of the provincial portion of GST or the federal part of HST when purchasing a new home from a builder or building and customizing an existing home.

Who Qualifies for a First-Time Home Buyer Incentive in Ontario?

The qualification criteria for each incentive vary mainly in terms of defining a first-time buyer (FTHB). For most incentives, you must have never owned or lived in a home owned by a spouse or common-law partner in the past 4 fiscal years to qualify as a first-time buyer (FTHB). 

Each program will vary, so it’s essential to read the fine print and ensure you and, if applicable, your spouse/partner qualify under each incentive’s definition of a first-time buyer (FTB) before applying.

What Is Buying a Home Like for First-time Home Buyers?

Qualifying for a mortgage in Ontario now requires a significant down payment or income to meet qualifying criteria. You must make approximately $160k annually to qualify for the average-priced home in Ontario. 

Some areas of Ontario still have affordable homes for first-time buyers willing to relocate for home affordability. However, these homes are typically located in smaller towns further from city centres and in more remote areas of the province.

What Down Payment Should You Expect to Pay in Ontario?

Ontario has higher home prices than other provinces in Canada, so you are likely to need a higher down payment amount to purchase a home. Here’s a breakdown of the down payment requirements based on the purchase price:

• The minimum down payment for homes up to $500,000 is 5%.

• The minimum down payment for homes between $500,000 and $1,499,999 is 5% of the first $500,000 and 10% of the remaining amount.
• For homes valued at $1.5 million or more, the minimum down payment is 20%.

For example, if you are purchasing a home in Ontario with an average purchase price of $858,600, you will need to put down 5% of the first $500,000 ($25,000) and 10% of the remaining $358,600 ($35,860), for a total of $60,860. 

If your down payment is less than 20% of the purchase price, you must obtain mortgage default insurance through Canada Mortgage and Housing Corporation (CMHC) or other private mortgage insurers, Sagen and Canada Guaranty. This insurance protects the lender in case you default on your mortgage payments. 

A higher down payment can result in lower mortgage default insurance premiums, potentially saving you money in the long run. You can avoid paying mortgage default insurance if you put down 20% or more, regardless of the home price.

First-Time Home Buyer Programs in Ontario

Many incentives are available to assist first-time buyers in getting on the property ladder. Here are some Ontario-specific programs available to first-time buyers in the province.

Incentive: Receiving a Land Transfer Tax Refund

One of the most commonly overlooked closing costs is the land transfer tax. Anytime you purchase property or land, you must pay land transfer taxes in full when you close on the property. In Ontario, qualifying first-time buyers may be eligible to receive a refund of up to $4,000. 

To qualify for the land transfer tax refund, you must meet the following criteria:

• 18 years of age or older.
• Cannot have owned a home or had an interest in a home anywhere in the world.
• Your spouse cannot have owned or had an interest in a home anywhere in the world while they were your spouse.
• Cannot have previously owned a home through gift or inheritance.
• Occupy the home as your principal residence within 9 months of purchase.

Incentive: First-Time Home Buyer Rebate in Toronto

Purchasing a home in Toronto requires an additional municipal land transfer tax with the Ontario land transfer tax. If you’re buying a home in the Toronto area as a first-time buyer, you may be eligible for the additional Municipal Land Transfer Tax (MLTT) Rebate. 

This rebate provides up to $4,475 on the municipal portion of the land transfer tax you must pay. To qualify for the Toronto land transfer tax rebate, you must meet the same eligibility criteria as the Ontario rebate.

Federal First-Time Home Buyer Programs in Canada 

In addition to the programs and incentives available in Ontario, the federal government has implemented nationwide programs to support first-time buyers across Canada. These programs aim to make homeownership more accessible and affordable. 

Home Buyers’ Plan (HBP)

The Home Buyers’ Plan (HBP) allows first-time home buyers to withdraw up to $60,000 from their Registered Retirement Savings Plan (RRSP). They can then use the funds towards the purchase of a home. The amount withdrawn under the HBP is tax-free and must be repaid into your RRSP over 15 years, after the first 2 fiscal years from the year of purchase.

To be eligible for the HBP, you must meet the following criteria:

• Be considered a first-time home buyer.
• Be a resident of Canada through the period you make your first eligible withdrawal from your RRSP under the plan and until you buy or build a qualifying home.
• Have a written agreement to buy or build a qualifying home for yourself or a disabled person.
• Intend to occupy the home as your primary residence within 1 year of purchase. 
• If buying or building for a disabled person, they must intend to occupy the home as a principal place of residence within 1 year.

Home Buyers’ Amount

The home buyers’ amount is a non-refundable tax credit available to first-time home buyers in Canada. Eligible home buyers can claim up to $10,000, which will provide a tax refund of up to $1,500 on your income tax return. 

To be eligible for the tax credit, you must meet both of the eligibility criteria:

• You or your spouse/common-law partner acquired a qualifying home.
• You did not live in another home inside or outside Canada that you or your spouse/common-law partner owned in the year of acquisition or any of the four preceding fiscal years.

GST/HST New Housing Rebate

The GST/HST New Housing Rebate provides a rebate on the Goods and Services Tax (GST) or Harmonized Sales Tax (HST) on purchasing a newly or substantially renovated home. This rebate helps reduce the overall cost of buying a new home. 

Details vary by province, but in Ontario, the new home rebate application must be completed and filed within two years of the closing date of your new home. The maximum rebate for owner-built houses will depend on whether you have paid HST on the land purchase. 

The Ontario rebate is limited to a maximum of $24,000 if you paid HST on land purchased from a builder or $16,080 if you did not pay HST on purchased land.

What to Expect as a First-Time Home Buyer in Ontario

As a first-time home buyer in Ontario, setting realistic expectations and preparing for the process is essential to ensure you are fully prepared for homeownership. Here are some things you can expect:

• Financial considerations: Before you begin your search, evaluate your financial situation and determine how much you can afford. Consider factors such as your income, expenses, and potential mortgage payments.
• Research and planning: Take the time to research different neighbourhoods, property types, and amenities that are important to you. This will help you narrow your search and find a home that suits your needs.
• Real estate market fluctuations: The real estate market is dynamic. Stay informed about market trends, interest rates, and any changes in government policies that may impact the housing market.
• Home inspections: Before finalizing your purchase, it’s essential to have a professional home inspection. This inspection will identify potential property issues and help you make an informed decision.
• Closing costs: Besides the purchase price, various closing costs are associated with buying a home. These include legal and title fees, home inspection, appraisal, land transfer taxes, and property insurance. Be sure to budget for these expenses.

Local Homeowner Programs in Ontario

In addition to the provincial and nationwide programs, many local municipalities in Ontario offer relief for first-time home buyers who want to settle in the area. These local programs can provide additional financial assistance and support for first-time buyers.

• The Region of Waterloo offers a Homeownership Down Payment Assistance Program for residents who have resided in the region for at least the last year. Eligible first-time home buyers with a household income of up to $109,000 can receive a 5% loan when purchasing a home for $600,000 or less in the Waterloo Region. 
• The County of Simcoe offers a Homeownership Program offering forgivable loans of 10% to eligible individuals or families up to a maximum of $50,000. The loan will be forgiven if you remain in the home for 20 years. 
• The County of Lambton offers Homeownership Down Payment Assistance to eligible households living in rental accommodations. The program provides a 10% down payment in the form of a 20-year forgivable loan on properties with a maximum purchase price of $325,000.
• The Dufferin County Homeownership Program provides moderate-income families with down payment assistance through a loan or second mortgage. Repayment is required when the home is sold. 
• The Kingston and Area Home Ownership Program assists low to moderate-income households in buying an affordable home. The program provides down payment assistance in the form of a forgivable loan. Households renting in Kingston or the County of Frontenac can apply for 10% of the purchase price on homes with a maximum purchase price of $500,000.
• Muskoka offers the Gateway Muskoka Homeownership Program, a locally funded down payment assistance program to help make homeownership a reality. To qualify for 10% up to a maximum of $70,000, the home’s purchase price must be $726,600 or less, and household income must be at or below $112,400.
• Brantford offers the B-Home (Brantford Home Ownership Made Easier) Program for eligible buyers currently renting with a household income up to $90,000 in the area and wish to purchase in Brantford or Brant County. Qualified buyers can receive 5% loan assistance when buying a home of $400,000 or less if household income is less than $90,000.
• The Niagara Regions Welcome Home Niagara Homeownership Program provides 10% down payment assistance to a maximum of $66,774.80 to eligible residents of the Niagara region. The maximum purchase price cannot exceed $667,748.
• Chatham-Kent offers an Affordable Homeownership program. If you meet eligibility criteria, you can receive 10% of the purchase price of a home up to $25,000 in the form of a 20-year interest-free loan with a maximum purchase price of $410,895.

Frequently Asked Questions

Final Thoughts

In today’s market, buying a property as a first-time buyer in Ontario takes more research and patience than in other areas of Canada. As long as you’re flexible, have a healthy down payment, and understand exactly how much mortgage you can manage, you may still be able to find a home within your budget and in your preferred location.

The Ontario housing market, while experiencing a slowdown, is still experiencing all-time high prices, making planning ahead necessary. You might need to explore new locations or rethink your budget. Be sure you understand the mortgage stress test rules once you’ve found the kind of home you’re looking for, and take advantage of every possible first-time home buyer incentive you are eligible for. These programs are in place to provide advantages specifically to first-time home buyers, so it makes sense to capitalize on them.

If you’ve already found your dream home and want to explore your next steps, get in touch with a nesto mortgage expert today, and we’ll help you get started.

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