For Newcomers Renting in Canada, Here's What You Need to Know
By Steve Tustin
Rentals for Newcomers
For newcomers looking to rent their first home in Canada, it's never too early to start your search. Our Rental Guide for Newcomers to Canada enables you to navigate the rental process and provide invaluable housing information and affordable rental solutions before you arrive in Canada.
This essential, comprehensive guide for newcomers will enable you to launch your search for your first rental accommodation in Canada. The place for newcomers to begin their rental search is by choosing a Canadian city where they and their families can afford to rent and eventually buy a home. The two are connected: Lower rental prices in a city reflect lower home prices. Knowing this will help you and your family avoid a disruptive and costly relocation in the future.
1 - Importance of A Rental Plan for Newcomers to Canada
Start Your Canadian Rental Search Early
Newcomers to Canada and international students must begin their search long before they arrive in Canada.
Sites such as Prepare for Canada offer essential information about potential cities where newcomers and international students might consider living and renting and how to search for a career and set up your banking (and start building your credit history in Canada, which is very important).
Take advantage of webinars and rental sites that focus on renting and housing for newcomers in Canada. Settlement agencies can also provide much-needed advice and support.
The overwhelming majority of Canadian property managers and landlords are legitimate and honest. However, you must ask many questions to get the best, affordable deal and avoid scam artists. Be careful and be aware.
Friends and family who have settled in Canada can be invaluable resources when renting a first home as a newcomer, so consult or take them with you. You don’t want to be scammed.
Remember, there is no such thing as a stupid question before signing a lease.
2 - Decide on the Type of Accommodation
Types of Rental Properties in Canada:
Newcomers will find that there are four types of rental properties in Canada:
Apartment: One-bedroom, two-bedroom, and studios are popular. They can be in a multi-family apartment building or a landlord's home.
Condo: These are privately owned units inside a condominium building complex. They usually offer more amenities than apartments, such as a gym, pool, meeting rooms and common area.
House: Perfect for families. This type of rental property includes townhouses, detached homes, and duplexes.
Rooms for Rent: Shared accommodation in an apartment or a house.
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Rental Vacancy and Occupancy Rates
Vacancy rates are a key driver of rental housing costs in Canada. Knowing housing costs can help you decide where you want to live and how much you can afford. Occupancy is also a factor in rental prices.
So, what are occupancy and vacancy rates?
The occupancy rate refers to housing demand, and the vacancy rate relates to housing supply. A high vacancy rate in the city means there is a better supply of rental housing, which can reduce the price of rent. A low vacancy rate in the city will contribute to higher rent prices.
The vacancy rate is the percentage of all vacant or unoccupied units available for rent at a particular time.
So what's the “magic number” for a reasonable vacancy rate (meaning possibly lower rent prices for newcomers renting in Canada)? Generally, a healthy vacancy rate is considered to be around three percent. In early 2025, the vacancy rate in most large and mid-sized Canadian cities is xx percent and is expected to continue rising.
You can check out this CMHC site for the latest data.
Remember: High vacancy rates work in your favour (in 2025, vacancy rates in Canada are rising). When vacancy rates are high, landlords are forced to compete with one another to lease their property.
High vacancy rates can also force landlords to incentivize prospective tenants to make the property more attractive. For example, landlords may:
- Lower the rent.
- Offer one or two month’s free rent or parking.
- Give you unlimited free internet.
- Offer upgrades, such as free utilities.
Always remember that landlords are eager to find a suitable tenant and might even agree to rent their properties to newcomers with a lower credit score.
Where to Find Rental Housing in Canada
Property management firms or private landlords rent out most rental housing in Canada. You will likely negotiate directly with the rental owner or a real estate agent hired by the owner to handle the leasing.
Canadians typically search for rentals through websites like Rentals for Newcomers to find apartments and houses listed for rent. Other rental sites include RentBoard, Rentals.ca, and even local media websites. But be careful. Scammers haunt sites such as Kijiji and Craigslist and target newcomers and international students, so be on guard.
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Multifamily building managers and individual property landlords still display “For Rent” signs in front of their buildings or in the windows of a property they’re listing. It’s a good strategy to walk or drive through a neighbourhood that interests you and look for rental signage, which usually has a phone number to call. You can even inquire on the spot (and perhaps get to see the rental immediately).
3 - Prepare Your Essential Documents - Ready to Meet The Landlord
Documents Newcomers Need To Rent in Canada
Generally, property managers and landlords will ask for these essential documents when you fill out a rental application:
Bank statements (remember, setting up your banking in Canada is imperative) to prove you have sufficient funds to pay the rent for a minimum of three to six months.
Identification. Current government-issued photo ID (permanent resident card, passport or driver's license).
Proof of your annual income often includes pay stubs from your current or most recent employment.
A credit check. Landlords want to know that you do not have a bad credit history. While many newcomers do not yet have a Canadian credit history, this is not an insurmountable obstacle. You can rent in Canada without a Canadian credit history. But, again, building a good credit history in Canada should be part of any newcomer’s goals.
References. These can come from previous landlords, your employer, or other trusted professionals and/or established family members.
Canada is a country of immigrants, and immigration is key to the continued health of the Canadian economy and way of life. While some landlords will insist that tenants show Canadian documents when renting, you will discover many out there - specifically on rentalsfornewcomers.com - who are delighted and keen to rent to newcomers. Documents from your country of origin can also be helpful.
Register for Rentals for Newcomers for Free
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In many parts of Canada, particularly in large cities such as Toronto and Vancouver, there is fierce competition for affordable rental properties in good locations, such as being close to public transit, so don’t expect to be given an apartment on the spot. Property managers and landlords often interview various applicants before selecting the one they feel will be the best tenant. You may have to look at multiple places searching for your new home.
Having the correct documents can help you craft that winning rental application.
It's also important to know how to impress a Canadian landlord. That first impression could be the deal breaker in landing that affordable rental.
Other Rental Costs in Canada
There are permanently fixed upfront costs, whether moving into a new home or moving out. They often include a security deposit, the first month’s rent, and the last month’s rent.
A Security and Damage deposit is usually the cost of one month’s rent.
Because Canadian property managers and landlords must follow strict rules and bylaws, they are often honest about this, but it’s good to check the regulations where you are settling. If you are in doubt, ask questions and consult family, friends, and websites like this or prepareforcanada.com.
The deposit is used to pay for any damage while you live in the rental unit. It does not include damage beyond your control, including external water damage and normal wear and tear.
Always remember: leave your unit in the same condition as when you moved in, and you will usually get your entire deposit returned with interest. To protect yourself from damage disputes, take and save pictures or videos of the inside of your home, including appliances, on the day you move in.
Unless it is already included in your monthly rent, you may have to pay fees to set up a new account with local utility companies, including electricity, heating, cable, internet, television or even a phone line. You may also be required to pay a security deposit for these services.
Though it's not legal, landlords often get newcomers to agree to give six to 12 months of rent upfront. Whether you agree to this is your decision, but be sure to get such an arrangement in writing and a receipt.
Questions to Ask a Canadian Landlord
It’s crucial to ask landlords questions about the rental property before renting it (this also helps build a good relationship with your landlord). This can remove any doubt and prevent future misunderstandings. Here are some essential questions to ask before you rent the property:
- How much is the rent and safety deposit (if applicable)?
- How long is the lease?
- Can the lease be renewed?
- Are pets allowed, and what are the rules?
- Is the rental furnished or unfurnished?
- Are utilities such as hydro, water, cable, and internet included in the rent? If not, how much do the utilities typically cost?
- Is parking included in the rent?
- Is additional storage like a bike rack or a locker included in the rent?
- Are there laundry facilities like a washer-dryer in the unit, or are there common laundry facilities?
- What amenities are included in the rent?
Is this a rental scam?
Rental scams targeting newcomers are among the most common fraud schemes, particularly in large settlement cities such as Toronto, Vancouver, and Calgary, which are popular with immigrants. Your best defence against scam artists is to inform yourself about common rental scams and learn how to recognize them. Here are some tips to help you spot and avoid costly rental scams. Be on your guard when a “landlord:”
· Set the monthly rental asking price low compared to other units in the same area.
· Demands that you pay upfront and in cash before you’ve signed a lease agreement.
· Will not meet with you in person and insists on communication only via email or phone.
· Will not give you their complete details (name, address, phone number, etc.)
· Asks you to send your security deposit to a foreign country.
· Rushes you to sign an agreement and shows no interest in your documents or doing a background or credit check.
· Shows you a different apartment than the one advertised or doesn’t have access to the apartment
· Suddenly changes the price.
Remember that it’s easy to be fooled by professional rent scammers. Do your research, ask lots of questions, and if you are suspicious, walk away.
4 - Budgeting for Your First Canadian Rental Home
Rent prices across Canada vary city by city and region by region. However, rent will make up at least 30-35% of your monthly living expenses in Canada.
While 30-35% is the recommended guideline, the reality for newcomers and international students is that in many Canadian cities, domestic and immigrant renters pay more than 35% of their monthly income toward rent due to continuing affordability issues.
That’s why newcomers must consider the variation in rental housing prices when choosing the correct city to settle in.
According to the National Rent Report from Rentals.ca and Urbanation, the asking rent across Canada in March 2025 for all rental types was $2,088, its lowest point since July 2023. Here are some average prices* from that report:
Vancouver:
One bedroom $2,518; Two bedroom $3,442
Toronto:
One bedroom $2,359; Two bedroom $3,066
Calgary:
One bedroom $1,583; Two bedroom $1,919
St. Catharines:
One bedroom $1,655; Two bedroom $1,991
Saskatoon:
One bedroom $1,262; Two bedroom $1,524
Statistics Canada recommends to newcomers and international students that their rent (including household-related expenses such as utilities) should not exceed 35% of their gross household income.
Gross household income means all income you receive before taxes and deductions.
For example, if your gross pay as a newcomer is $4,500 a month, you should budget $1,575 a month as your rental housing costs, according to the 35 percent guideline.
So, making a budget is a good idea. It allows you to identify your income and expenses, know what you can afford, and, more importantly, where you can live.
A single person’s average living cost in Canada is $1,440 monthly without rent. For a family of four, the average monthly cost of living is $5,193 without rent.
It’s estimated that a single person must earn close to $35 an hour or $70,000 a year to live comfortably in Canada.
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5 - Moving Into Your First Canadian Rental Apartment
Budgeting for Moving Expenses
Newcomers renting in Canada can sometimes overlook these additional moving costs:
- Hiring a moving van/truck
- Hiring professional movers
- Purchasing packing materials, boxes, and tape
- Food and drink for friends and family who help you move
- Taking the day off work
Tenant Insurance for Newcomers
Tenant insurance in Canada is also known as renters insurance. A standard tenant insurance policy covers damage, theft, accidents, and property loss.
Most renters in Canada get renter's insurance, and many landlords and buildings require it, so it is highly recommended for newcomers and international students as it protects and reimburses you in an emergency.
It's a good idea to shop around and compare rates from different insurance providers.
Remember that while you don't own the space, you own the contents. According to Onlia Insurance, tenant insurance provides coverage for three things:
- Your personal property (things you own, like furniture, electronics and clothes).
- Additional living expenses (if you have to live somewhere else while your unit is being repaired under a claim).
- Liability coverage (to protect you in case a person is injured or their property is damaged while they’re in your space).
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Rental move-in dates in Canada
In Canada, standard rental contracts often start on the first day of each month—though some may start on the 15th—so plan accordingly.
It's common that as you move into your rental, the previous tenant is likely moving out the same day.
Most rental/tenancy agreements often specify that the previous tenant must be out with all their belongings by noon on a moving day, with the rental left clean.
Remember to get as much help as possible and return the favour when asked. Friends and family are usually happy to help. Just remember to feed and thank them for an important job well done!
Renting a Furnished or Unfurnished Apartment
Most rentals in Canada are unfurnished, and there is often a substantial price difference between the two types of rentals.
With the usual unfurnished rental, necessities such as towels, bedding, pots, pans, silverware, etc., are your responsibility, not to mention the decorations and furniture.
So, it's essential to plan and shop wisely for your needs. Check out garage sales, thrift stores, Facebook, etc. Lots of good free stuff can be found online.
Also, check whether your building has a Facebook page where residents post items for sale or to give away for free.
6 - Your Rights As a Tenant in Canada
Landlord and tenant rights and laws can differ from province to province. All provinces and territories have their own rules and ways to settle disputes. Here's a handy spot to find all your Canadian tenant rights links.
There are, however, some rights that are standard across Canada. As a newcomer renting in Canada, you need to be familiar with these:
- the right to at least 24 hours notice before your landlord can enter your residence
- a landlord cannot make additional rules or requests that are outside of the law, even if you initially agree to them
- a landlord does not have the right to leave any possessions in your residency
- a landlord cannot discriminate against you because of your race, ethnicity, religion, gender, sexual orientation, disability, or age (provided you’re over the age of 18)
- the right to have children living in your home
- the right to a safe home in good repair, with adequately functioning water, plumbing, electricity, and heating
- the right to have the right to a copy of all documents relating to your tenancy
Remember that your landlord cannot raise your rent by more than a certain percentage yearly. Under normal circumstances and barring undo violations, it is up to you, and not the landlord, to decide when you want to end your tenancy.
Of course, rules governing allowed rental price hikes differ across the country, but most average around a maximum of two to three percent a year. British Columbia's maximum allowable rent increase of four percent is currently the highest in the country.
7 - How to Get Help Paying Your Rent
A lease guarantee can help newcomers to Canada without a credit history or a job secure a rental.
The purpose of a lease guarantee is to protect both the landlord and the tenant. It is an agreement signed by the landlord, tenant, and, most importantly, a third party who meets the monetary requirements of the landlord. The “lease guarantor” third party acts as a financial intermediary and is responsible for paying the landlord if the tenant defaults on a rent payment. This arrangement protects the tenant from eviction and ensures the landlord gets paid.
If a newcomer tenant does not meet a landlord’s Canadian credit rating requirements, the landlord may ask for a lease guarantee, which can be mutually beneficial if negotiated correctly.
Here are the other benefits of a lease guarantee for a renter:
- Landlords feel secure knowing you have a co-signer.
- It speeds up the rental process.
- Opens the door to more rental opportunities.
- It avoids large upfront payments and frees up your savings for your other pressing needs in Canada.
- It allows you to concentrate on settling in Canada faster and more successfully.
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Canada also offers federal and provincial benefits to help low-income families and individuals pay rent.
The federal benefit for all Canadians is the Canada Housing Benefit, which gives you a one-time payment of $500 to help with the cost of housing.
Provincial housing and rental benefits include:
· BC Rental Assistance Program
· Canada-Ontario Housing Benefit
· Saskatchewan Housing Benefit
· Canada-Manitoba Housing Benefit
Read about government help for renters in Ontario and British Columbia.
8 - Rental Solutions For Newcomers to Canada
When arriving in Canada, a newcomer's first short-term rental home may be a hotel, Airbnb, family, friends, or a hostel. However, eventually, you must find and secure long-term rental accommodation in Canada. To do that, you will need to figure out where to live.
Fortunately, newcomers can search for the perfect rental on our site. Rentals for Newcomers connects immigrants with landlords who value newcomers as tenants.
Rentals For Newcomers is an essential rental resource and solution for finding and leasing your first rental home in Canada before or after you arrive and begin your life there. You can also see the latest rental news and prices.
Newcomers to Canada can also consider two other excellent rental housing solutions:
- Renting through a Real Estate Agent: Partnering with an experienced realtor gives you a competitive edge in your search for an affordable rental.
- Renting a Room: Being a housemate and renting a room in a Canadian home is an easy, safe, and cheaper rental solution for newcomers to Canada and international students.
9 - Handy Rental Checklist for Newcomers:
The rental process can seem challenging for newcomers looking for their first rental accommodation in Canada. We hope this comprehensive guide and the essential links have given you the tools to find the rental home in Canada that is right for you and your family.
Here’s a checklist of the key items to review and understand before you rent your first Canadian home:
- Budget/funds - Can I afford this rental property?
- Location - Have I picked the best spot for work, transportation, schools, etc.?
- Correct documents - Do I have all the documents the landlord wants?
- Questions for Landlord - What else must I know about the rental?
- Review the lease agreement - Do I understand completely?
- Is this a scam? - Watch for signs of a scam and walk away if suspicious.
- Tenant insurance - Have I arranged my tenant insurance before moving in?
- Move-in date - Get the exact date and time.
10 - Rental Action Plan for Newcomers:
- Carefully research which Canadian city fits your budget, particularly housing and other living costs. Prices vary from region to region.
- Follow rental news in Canada, including inflation, interest, and employment rates.
- Develop a housing search plan.
- Research and be aware of rental scams before you arrive.
- Consider working with a real estate agent instead of doing your rental property search.
- Examine whether being a roommate is the best rental solution for you.
- Follow the monthly release of Canadian rental statistics.
- Work with a settlement agency to ensure a successful transition to Canada.
*Rent prices were accurate when this article was published but may change over time.
Steve Tustin is the Content Editor for Rentals for Newcomers and a contributing editor for Prepare for Canada. He is also the former managing editor of Storeys.com and a former senior editor at the Globe and Mail and the Toronto Star.
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