Impact of Real Estate Foreign Ownership Ban Extension

Written by Sukhman Sandhu

Sukhman Sandhu is the Founder & Managing Director of Sukh Law. Sukhman's practice focuses upon complex real estate and commercial law transactions and related litigation. Licensed to practice law in the Province of Ontario, Sukhman currently represents individuals, small businesses and large institutions and maintains a great track record of obtaining successful results.

July 3, 2024

The Canadian government’s recent decision to extend the ban on foreign ownership of residential properties is a significant move aimed at addressing the ongoing housing affordability crisis. This extension, which pushes the expiration date from January 1, 2025, to January 1, 2027, has far-reaching implications for the real estate market. As a real estate lawyer in Ontario, I find it essential to break down the details of this ban and its potential impact on the market, especially for those of us navigating these waters on behalf of our clients.

Understanding the Extension Details

On February 4, 2024, the Canadian government announced the two-year extension of the ban on foreign ownership of Canadian housing. Initially set to expire on January 1, 2025, the ban will now be in effect until January 1, 2027. This extension aims to continue the effort to make housing more affordable for Canadians by restricting foreign investments in residential properties, which are often seen as driving up prices.

Scope of the Ban

The ban specifically targets foreign commercial enterprises and non-Canadian citizens or permanent residents, prohibiting them from purchasing residential properties in Canada. This includes properties with three dwelling units or less, such as semi-detached houses and condominium units. However, the ban does not extend to larger buildings with four or more dwelling units. Additionally, non-Canadians can still purchase residential properties located outside of Census Metropolitan Areas (CMAs) and Census Agglomerations (CAs).

Exceptions and Exemptions

There are certain exceptions to this ban that allow non-Canadians to purchase residential property under defined circumstances. These exemptions include international students, refugee claimants, and temporary workers. As a real estate lawyer, it’s crucial to understand these nuances to guide clients who may fall under these categories. Navigating these exceptions can be complex, and it’s our job to ensure compliance with the law while protecting our clients’ interests.

Enforcement and Penalties

Violations of the ban can result in significant penalties, including fines of up to $10,000. Moreover, a court may order the forced sale of properties acquired in violation of the Act. The Canada Mortgage and Housing Corporation (CMHC) and other designated authorities are responsible for enforcing these regulations. As legal professionals, we must stay vigilant in ensuring our clients are aware of these penalties and the importance of adhering to the law.

Market Impact and Effectiveness

The effectiveness of the ban in addressing housing affordability concerns has been a topic of debate. Non-Canadians account for a relatively small percentage of the overall housing market. For instance, in 2020, the market share of non-residents in certain provinces ranged from 2% to 6%, and in 2021, foreign buyers accounted for approximately 1.1% of home sales in British Columbia. While the ban aims to curb speculative investments, its actual impact on housing prices remains to be seen.

Government Rationale

The primary rationale behind the extension is to ensure that houses are used as homes for Canadian families rather than speculative financial assets. This move is part of the government’s broader strategy to make housing more affordable for Canadians. As someone deeply involved in the real estate sector, I understand the government’s intent, but I also recognize the complexities involved in achieving this goal.

Other Related Measures

Several Canadian provinces have previously implemented taxes on foreign home buyers. For example, Toronto recently proposed a municipal levy on non-Canadian residential purchases. These measures, combined with the foreign ownership ban, are part of a concerted effort to address the housing affordability crisis. It’s important for us, as real estate lawyers, to stay updated on these developments to provide accurate and timely advice to our clients.

Housing Market Context

Canada is currently facing a severe housing affordability crisis. The CMHC estimates that 3.5 million additional homes are needed by 2030 to achieve affordability. This context underscores the urgency of measures like the foreign ownership ban. However, it’s essential to consider that such bans are just one piece of a larger puzzle. Comprehensive solutions will require a multifaceted approach, including increased housing supply and targeted affordability programs.

Legal Implications

Real estate lawyers play a crucial role in navigating the complexities of the Act. This includes assessing non-Canadian status, identifying exemptions, and ensuring compliance. Our expertise is vital in helping clients understand their rights and obligations under the law. Personally, I find this aspect of my work particularly rewarding, as it allows me to make a tangible difference in the lives of my clients by guiding them through complex legal landscapes.

Broader Housing Strategy

The foreign buyer ban extension is part of a larger government economic plan to address housing affordability. This plan includes various initiatives and investments in housing construction and affordability programs. As legal professionals, we must stay informed about these broader strategies to provide holistic advice to our clients. Understanding the full scope of government measures allows us to better anticipate market trends and advise clients accordingly.


The extension of the foreign ownership ban is a significant step in the Canadian government’s ongoing efforts to address housing affordability. While its effectiveness remains a subject of debate, the ban represents a clear intent to prioritize homes for Canadian families over speculative investments. As a real estate lawyer, my role is to help clients navigate these regulations, ensuring compliance while protecting their interests. The housing market is complex and ever-changing, and staying informed is key to providing the best possible legal advice.

If you require legal advice or representation with your real estate property purchase or refinancing, or have questions about residential or commercial real estate law in general, contact us at Sukh Law.

Sukh Law publishes articles for information purposes only and is not intended to constitute legal advice.

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