In Quebec in 2026, the down payment for a house starts at 5% of the purchase price — that's $20,000 on a $400,000 property. But that floor doesn't apply to everyone: it rises with the price, the property type, and whether or not you live in the home. So how much down payment for a house do you really need? This guide gives the exact scale, three worked 2026 examples, the rules specific to plexes, and where to find the money (HBP, FHSA, family gift). First action: pin down the price bracket of your project.
Quick take — what you'll need in 2026
- 5% up to $500,000 · 5% + 10% between $500,000 and $1.5M · 20% from $1.5M.
- Plex you live in: 1-2 units = 5% + 10% · 3-4 units = 10% · not owner-occupied (pure rental) = 20%.
- Less than 20% = CMHC mortgage insurance required (premium ≈ 2.8% to 4.0% of the loan, + QST paid in cash at closing).
- Funding sources: HBP up to $60,000/person + FHSA $8,000/year; budget +1.5% to 3% in closing costs on top of the down payment.
The minimum down payment scale in Quebec in 2026
The minimum down payment depends solely on the price as long as you're buying to live in the home. Here is the scale in force, set by federal rules and published by the Financial Consumer Agency of Canada (FCAC).
| Purchase price | Minimum down payment |
|---|---|
| $500,000 or less | 5% of the price |
| $500,001 to $1,499,999 | 5% on the first $500,000 + 10% on the excess |
| $1,500,000 and up | 20% of the price |
One important detail: mortgage loan insurance is no longer available at $1,000,000 and up. In practice, from that price lenders therefore require 20% even if the theoretical calculation would give less.
Two quick examples drawn from the FCAC's official cases:
- House at $400,000 → 5% = $20,000.
- House at $600,000 → $25,000 (5% of $500,000) + $10,000 (10% of $100,000) = $35,000.
Action point: calculate 5% of your target price — that's your absolute floor. To test the effect on the monthly payment, use the mortgage calculator.
Down payment for a plex or income property: the rules change
It's the costliest mistake investor-buyers make: applying the "house" scale to an income property. The CMHC rules for owner-occupants and small rental buildings (CMHC Purchase program) differ by the number of units and by whether or not you live in the building.
| Building type | Down payment | Max loan-to-value |
|---|---|---|
| You live in it · 1-2 units | 5% + 10% (house scale) | 95% |
| You live in it · 3-4 units | 10% | 90% |
| You don't live in it (pure rental) | 20% | 80% |
The loan-to-value ratio (LTV), shown in the last column, is the share of the price financed by the loan: a 95% LTV corresponds to a 5% down payment, and an 80% LTV to a 20% down payment.
To qualify for an insured loan as an owner-occupant, the building must be worth less than $1,500,000, amortization is capped at 25 years (30 years through the first-time-buyer or new-construction provision, reserved for a first purchase or a new build), and at least one borrower must have a credit score of at least 600.
The WiseRock angle: the duplex you live in, at 5% down, is the most accessible entry point to start in rental real estate — far more so than the 20% required on a purely rental building.
Action point: ask yourself a single question — will you live in the building? The answer makes your down payment vary fourfold.
CMHC mortgage insurance: when it applies and what it costs
Mortgage loan insurance (often called "CMHC insurance," after the Canada Mortgage and Housing Corporation) is mandatory as soon as your down payment is below 20%. It protects the lender, not you, and its cost is added to your loan.
The premium ranges from 0.6% to 4.5% of the amount borrowed, depending on your down payment:
- Down payment of 5% → premium ≈ 4.00%
- Down payment of 10% → premium ≈ 3.10%
- Down payment of 15% → premium ≈ 2.80%
Mini-example: on a $380,000 loan at 5% down, the premium is roughly $15,200 ($380,000 × 4.00%). It's added to the loan balance and repaid through your monthly payments.
The Quebec-specific trap: the QST — Quebec Sales Tax — on the premium (9.975%) is payable in cash at closing and can't be financed. On a $15,200 premium, that's about $1,516 to take out of your pocket on signing day.
Action point: under 20%, add the premium to the total loan cost and the QST to your closing cash. Calculate your CMHC premium before setting your budget.
Where to find your down payment: savings, HBP, FHSA, gift
Several sources are allowed to build your down payment:
- Personal savings: the simplest source, with no repayment constraint.
- HBP (Home Buyers' Plan): withdraw up to $60,000 per person ($120,000 for a couple) from your RRSP tax-free, to be repaid over 15 years. The funds must sit in the RRSP for at least 90 days before the withdrawal.
- FHSA (First Home Savings Account): contribute up to $8,000/year, with a lifetime cap of $40,000. Key advantage often forgotten: withdrawals are non-repayable, unlike the HBP.
- Gift from a close relative: allowed with a signed gift letter.
- Borrowed down payment (line of credit or loan): allowed only for 1-2 units, with a loan-to-value ratio of 90.01% to 95% and a strong credit file.
By combining HBP + FHSA, a buyer can gather nearly $100,000 in tax-advantaged down payment.
Gather your down payment in 5 steps
- Open an FHSA right now if you're buying within a few years: contribution room accrues from the moment you open it.
- Max out the FHSA first (non-repayable), then the HBP.
- Leave your RRSP funds for at least 90 days before any HBP withdrawal.
- Get a gift letter signed if a relative helps you.
- Confirm your eligibility with a mortgage pre-approval before you shop.
Action point: stack the FHSA, then the HBP, before dipping into non-registered savings.
Can you buy a house with no down payment in Quebec?
Direct answer: no. The legal minimum is 5% everywhere in Canada. There is no standard mortgage at 100% of the price.
Solutions marketed as "no down payment" actually consist of financing that down payment another way:
- Borrowed down payment (line of credit or loan), allowed for 1-2 units under conditions.
- Gift from a close relative documented by a letter.
- HBP and FHSA, which spare you from touching your current savings.
- Certain municipal programs for home-access assistance.
Action point: forget 0%; aim instead to finance your 5% through the FHSA, the HBP, or a gift.
Impact of the down payment on the payment and cash flow
A smaller down payment leaves you more cash but costs more overall: a higher insurance premium and interest on a bigger balance. Two worked cases show it.
Case 1 — $400,000 house (4% rate, 25 years), total cost per the FCAC:
- Down payment of 5% → total cost $643,649
- Down payment of 10% → total cost $625,712
- Down payment of 20% → total cost $584,979
Going from 5% to 20% cuts the total cost by about $59,000 over the life of the loan.
Case 2 — $760,000 plex (official CMHC example):
- As a pure rental (not owner-occupied): 20% = $152,000.
- As an owner-occupant via CMHC Purchase: 5% of $500,000 + 10% of $260,000 = $51,000.
- Difference freed up for your reserves or renovations: $101,000.
The cash-flow reading: less down payment = more leverage, but a higher monthly payment and premium. The point is to check that the rents still cover the debt.
Action point: before making an offer, estimate your payment and cash flow in the calculator.
Common mistakes to avoid
- Confusing the down payment with the total cash outlay. Add 1.5% to 3% in closing costs (notary $1,000-$2,000, inspection, adjustments), payable separately.
- Believing the welcome tax is paid by the seller. False: it's always paid by the buyer, billed after the purchase — count on roughly $5,700 on a $400,000 house depending on the municipality.
- Thinking you buy "with no down payment." The minimum stays 5%.
- Forgetting the QST on the CMHC premium, payable in cash and non-financeable.
- Applying the house scale to an income property: an owner-occupied 3-4 units = 10%, a pure rental = 20%, not 5%.
- Aiming for 5% without comparing the total cost: the premium and interest pile up over years.
Action point: before the offer, add up down payment + closing costs + a cushion of about 1.5% of the price. If needed, fold the welcome tax into your budget.
Frequently asked questions
How much is the minimum down payment for a house in Quebec in 2026?
5% up to $500,000; 5% on the first $500,000 plus 10% on the excess up to $1.5M; 20% from $1.5M. Mortgage loan insurance is no longer available at $1,000,000 and up.
How do you calculate the down payment for a house?
Apply the scale to your price. For $600,000: $25,000 (5% of $500,000) + $10,000 (10% of $100,000) = $35,000.
What is the minimum down payment for a $500,000 house?
$25,000, or 5% of the price.
Can you buy a house with no down payment in Quebec?
No: the minimum is 5%. "No down payment" solutions consist of borrowing or receiving the down payment as a gift, not buying without paying anything.
What down payment do you need for a duplex or triplex?
If you live in the building: 5% + 10% for 1-2 units, 10% for 3-4 units. As a pure rental: 20%.
Can you use your RRSP (HBP) or an FHSA as a down payment?
Yes: HBP up to $60,000/person (repayable over 15 years) and FHSA up to $40,000 (non-repayable), which can be combined.
In short: find your price bracket, adjust for the property type, then price the real cost. Estimate your scenario with the rental investment simulator, the mortgage calculator and the CMHC premium calculator.
Transparency and updates. Exact amounts vary by lender and municipality (welcome tax); the rules cited are those in force in June 2026. Confirm your specific case with a mortgage broker — or with our calculators — before submitting an offer.
Sources: Financial Consumer Agency of Canada (FCAC / canada.ca — scale and total-cost table, 2025); Canada Mortgage and Housing Corporation (CMHC — loan insurance, plex and amortization rules, 2026); La Presse and National Bank (HBP and FHSA 2026).
About WiseRock
WiseRock is a Canadian platform for real estate buyers and investors. We provide free tools, market benchmarks, and clear frameworks to evaluate an acquisition with confidence — from a first purchase to a portfolio of plexes.
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