Diane Birk

The first-time buyer incentive, launching on September 2nd, is a shared equity program designed to reduce mortgage payments for qualifying first-time buyers who have the minimum 5% downpayment required for an insured mortgage. The Canada Mortgage and Housing Corporation (CMHC) will provide 5% of the cost of an existing home, or 10% of a new home. This incentive isn't payable until you sell the property and is not charged interest.

Mortgage Payments - CMHC's First-Time Buyer Incentive

Assumes 25 yr am, 5 yrs, 2.89%

There are a few caveats. If your household income is more than $120,000, you aren't eligible for the program. And your total borrowed amount (including the incentive portion) can't be more than four times your household income. With a household income of $120,000, the maximum purchase price would be approximately $505,000 with 5% down, and about $565,000 for a 15% downpayment.

You are required to pay the incentive back after 25 years or when you sell the home, with the repayment amount based on the property's fair market value, whether it has increased or decreased in value. If you received a 5% incentive and your $500,000 home increases in value to $600,000, then you are required to repay $30,000. If the value deceases to $450,000, you'll repay $22,500. You can repay the incentive at any time without penalty.

This new incentive program has certainly added another layer of complexity to the already complicated mortgage world. Getting expert advice throughout your mortgage years is more important than ever.

Source:  Invis Financial

How much do you need? Not surprisingly, most Canadian homebuyers purchase a property with the absolute minimum downpayment. The thing is, the minimum can vary, so you want to be sure you know how it's calculated.

Will you live in the home? If the house will be owner-occupied, then you need 5% down for the first $500,000 of the purchase price, and 10% for any amount over $500,000 up to $999,999. If the purchase price is $1,000,000 or more, the minimum down is 20%.

Hoping to skip the cost of mortgage default insurance? Then you'll need at least 20% down. Any downpayment less than 20% of the purchase price requires this insurance, which will be added to your mortgage principal.

Buying a rental or recreational property?If it's not going to be your own principal residence, then you'll need 20% down. Genworth and CMHC have a vacation/second home program that allows you to put 5% down but mortgage default insurance will be required. Rental properties require 20% down.

Are you new to Canada? If you're a permanent resident, then you'll need the same downpayment as a Canadian citizen: 5% for the first $500,000 and 10% after that. If you are a non-permanent resident, then you may need 10% down. And if you're not a resident of Canada, then you'll need at least 35% down from your own resources (not borrowed).

Smart ways to come up with a downpayment

If you're looking to buy a second home, then your best path to a downpayment is often to refinance your existing home. A review of your situation is the best starting point.

If you're saving for your first home, here are some ways to come up with the cash:

1. A financial gift: If you're lucky enough to have financial support from a parent or other blood relative, you'll need to get a form signed that says the funds are a gift and that you are not required to pay the money back at any time.
2. Your RRSP: You can withdraw up to $35,000 tax-free from your RRSP or $70,000 per couple. The recent federal budget increased this from $25,000 and also announced that in 2020, this program will be available to divorced individuals. You will be required to pay the funds back over 15 years.
3. TFSA/Investments: If you withdraw from your TFSA to boost your downpayment, you're allowed to re-contribute, so you never lose your TFSA room. If you haven't set up a TFSA, then do it today and set it up so money goes in every month.
4. Early inheritance: Many parents and grandparents would rather help with the purchase of a home while they're alive rather than having their children wait for an inheritance.
5. Sell assets: For instance, a vehicle, or jewelry. You need to show 3 months of bank statements to support your downpayment, and explain any large deposits.
6. Money from outside of Canada: If you're bringing funds from outside of Canada, you'll want to have those funds in Canada for at least 30 days before closing, and you'll need to provide 3 months of financial history from the original account they came from.

Often homebuyers are actually closer than they think to buying that first or next property. 

** This information is current as of May 7, 2019, and lending practices are subject to change at any time.  

Source:  Invis Financial