Why Ontarians move to BC
British Columbia consistently attracts interprovincial migrants from Ontario. Common motivations include proximity to mountains and ocean, a milder climate (particularly on the coast and Vancouver Island), lifestyle factors, and in some cases, employment in BC's growing technology, film, and healthcare sectors.
The Okanagan has become a particularly popular destination for Ontarians seeking more space, outdoor recreation, and a lower cost of living than Metro Vancouver. Communities like Kelowna, Vernon, and Penticton have seen significant demand from buyers relocating from the GTA and other Ontario cities.
Remote work has made it easier for many Ontarians to relocate without changing employers, removing a significant barrier that previously kept people tied to their home province.
Selling your Ontario home first
Most buyers relocating from Ontario to BC choose to sell their Ontario property before purchasing in BC. This eliminates the risk of carrying two mortgages and gives you a clear picture of your available equity before you begin searching in BC.
Ontario's Land Transfer Tax does not apply to sellers -- it is a buyer's cost. However, you should budget for real estate commissions, legal fees, and any costs associated with preparing your home for sale.
Timing your Ontario sale to align with your BC purchase is one of the most important logistical challenges of an interprovincial move. Your Ontario agent and your BC agent need to communicate about timelines so that your possession dates align as closely as possible.
Buying in BC as an out-of-province buyer
BC uses a Contract of Purchase and Sale (CPS) rather than Ontario's Agreement of Purchase and Sale. The structure is similar, but the documents and processes differ. Your BC REALTOR(R) will guide you through the local process.
BC closings are handled by a notary public or real estate lawyer. Unlike Ontario, notaries are commonly used for residential real estate transactions in BC.
If you're purchasing a strata property (condo or townhome), review the strata documents carefully. Strata fees, contingency reserve fund balances, and any pending special levies will affect your ongoing costs.
BC's Property Transfer Tax (PTT) is payable by the buyer. First-time buyers purchasing a principal residence below the provincial threshold may qualify for a full or partial exemption. (Source: BC Ministry of Finance.)
- BC Property Transfer Tax: 1% on the first $200,000; 2% from $200,001 to $2,000,000; 3% above $2,000,000
- First-time buyer PTT exemption available on qualifying purchases -- confirm current thresholds
- Home inspection is strongly recommended as a condition of purchase
- Strata document review is essential for condo and townhome purchases
Coordinating your Ontario sale and BC purchase
The most common challenge in an interprovincial move is aligning the closing dates on both transactions. Ideally, your Ontario sale completes before or on the same day as your BC purchase, so your equity flows directly into the new property.
If there is a gap between your Ontario closing and your BC possession date, you may need bridge financing -- a short-term loan that covers the period between the two transactions. Your mortgage broker or bank can advise on bridge financing options.
If your BC purchase completes before your Ontario sale, you may need to carry two mortgages temporarily. This is manageable for some buyers but requires careful financial planning.
Building flexibility into your BC offer -- such as a longer completion date -- can give your Ontario sale time to close first. Your BC agent can advise on what is realistic in the current market.
Practical considerations for the move
Driver's licences and vehicle registration must be transferred to BC within 90 days of establishing residency. (Source: ICBC.)
Health coverage in BC is provided through the BC Services Card (formerly CareCard). New residents must register with BC Health Insurance (HIBC) upon arrival. There is no waiting period for interprovincial transfers from another Canadian province. (Source: BC Ministry of Health.)
If you have children, research school catchment areas in your destination community before finalising your purchase. Catchment boundaries determine which public school your children are eligible to attend.
Moving costs for a cross-country move can be substantial. Obtain multiple quotes from licensed moving companies and confirm what is included in the estimate.
Frequently asked questions
Coordinating the two transactions
Finding representation on both sides
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