Garry Voigt, Royal LePage Wolstencroft Realty | Langley, BC | August 2026

There is a story people tell about Vancouver real estate. Foreign money drove prices up, governments stepped in, and the problem was dealt with. It is a tidy story, and most of the people repeating it have the timeline wrong.

With Canada's federal foreign buyer ban currently set to expire on January 1, 2027, it is worth getting the facts straight, because what happens next matters less here than most people assume.

The number was real, and it peaked in 2016

Before British Columbia introduced its foreign buyers tax in August 2016, foreign nationals accounted for 13.2 per cent of single-family home purchases in Metro Vancouver. That figure comes from researchers at UBC Sauder and SFU Beedie who worked with transaction-level data rather than estimates.

Provincial data from the same period backs it up. Between June 10 and August 31, 2016, foreign nationals were involved in 2,034 of roughly 22,000 Metro Vancouver transactions, about 9.3 per cent, and 11.5 per cent of the dollar value. Province-wide it was closer to 6 per cent of transactions and 8.8 per cent of value.

So the concern that drove the policy was not imaginary. In the segment where it concentrated, detached homes in Metro Vancouver, roughly one in eight buyers was a foreign national.

What happened when BC acted

The province brought in a 15 per cent additional property transfer tax on August 2, 2016, later raised to 20 per cent in February 2018.

The response was immediate. In the month following the tax, only 60 transactions in Metro Vancouver involved foreign nationals, totalling $46.9 million, which was under 1 per cent of transactions in that window. Within three months, the 13.2 per cent share of single-family purchases had fallen to 1.7 per cent.

The key point: foreign buying in Metro Vancouver did not slow gradually. It stopped almost immediately, in 2016, six and a half years before Ottawa's ban existed.

The federal ban arrived after the work was done

The Prohibition on the Purchase of Residential Property by Non-Canadians Act took effect on January 1, 2023. By that point foreign buyers were running at roughly 1 per cent of BC sales.

The ban was aimed at a problem this province had already priced out of its market. That is why you will read credible analysis saying it had little measurable effect on prices. It is not that foreign capital never mattered here. It is that BC had already dealt with it, and the federal measure arrived to find the room mostly empty.

What the tax achieved, and what it did not

The UBC and SFU research found that in the months around the tax, prices fell about 6 per cent further in neighbourhoods where foreign buyers had been most concentrated, compared with neighbourhoods where they had not. That is a real, measurable effect.

Two things worth knowing about it. First, condominiums and townhomes showed no comparable decline, likely because of different supply conditions and the presale assignment market. Second, the lead researcher was blunt about the limits. Tsur Somerville of UBC Sauder said the price effect "wasn't large enough to solve Vancouver's affordability issues."

A 6 per cent adjustment in some neighbourhoods does not close the gap between local incomes and local housing costs. Supply does that, and supply moves slowly.

One distinction that trips people up

You will see two different kinds of statistics quoted in this conversation, and they measure different things.

Buyer share is the percentage of this year's transactions involving foreign buyers. That is the 13.2 per cent figure.

Ownership rate is the percentage of all existing homes owned by non-residents. Statistics Canada put that at 4.8 per cent for the Vancouver census metropolitan area in 2017, 4.2 per cent in 2018, and 4.3 per cent in 2019. For condominium apartments specifically it was 7.9 per cent in 2017; for detached houses, 3.2 per cent.

Both numbers are accurate. They are not interchangeable, and quoting one as though it were the other is the most common error in this debate.

What changes in January

Possibly nothing. As of early August 2026, the federal government has not announced whether it will extend the ban, replace it, or allow it to lapse. Anyone telling you they know what happens on January 1 is speculating.

One model under discussion, rather than a straight extension, is the approach Australia uses: permit foreign purchases of new construction and presale properties while keeping restrictions on established resale homes. The reasoning is that offshore capital then funds new housing supply instead of competing for the homes already standing. If Canada lands there, it would matter considerably more to developers than to a typical homeowner selling a townhouse in Willoughby.

Why this matters less in BC than elsewhere

BC's foreign buyer taxes are provincial legislation and are entirely separate from the federal ban. The 20 per cent Additional Property Transfer Tax in designated regions and the Speculation and Vacancy Tax both remain in force regardless of what Ottawa decides.

In this province, the federal ban was never the expensive obstacle. The tax was, and the tax is not going anywhere. If you are a seller wondering whether January brings a wave of offshore buyers back to the Fraser Valley, the honest answer based on the data is that it is unlikely, and not while the provincial taxes remain in place.

Provinces without their own foreign buyer taxes, Alberta being the clearest example, would see a far more meaningful change if the federal ban lapses.

Wondering what any of this means for your property or your plans? I am happy to walk you through the numbers for your specific situation. Reach me at 604-789-2140 or info@garryvoigt.com.

Sources

• Foreign buyer share of single-family purchases (13.2 per cent falling to 1.7 per cent) and the 6 per cent neighbourhood price effect: Tsur Somerville (UBC Sauder School of Business), Andrey Pavlov (SFU Beedie School of Business) and Jake Wetzel, "Foreign Buyer Taxes and Housing Affordability," Real Estate Economics. Summary at sauder.ubc.ca. Full paper at onlinelibrary.wiley.com.

• Provincial transaction data for June 10 to August 31, 2016, including the 9.3 per cent Metro Vancouver share and the post-tax figures: BC Ministry of Finance, "Updated residential real estate data," news.gov.bc.ca/releases/2016FIN0041-001774.

• Non-resident ownership rates for the Vancouver CMA (2017): Statistics Canada, "Non-resident Ownership of Residential Properties in Toronto and Vancouver: Initial data from the Canadian Housing Statistics Program," statcan.gc.ca.

• Non-resident ownership rates for 2018 and 2019: Statistics Canada, "Canadian Housing Statistics Program, 2019," statcan.gc.ca.

• Federal ban timing, scope and the current January 1, 2027 expiry: Prohibition on the Purchase of Residential Property by Non-Canadians Act, in force January 1, 2023, extended by two years on February 4, 2024. Canada Mortgage and Housing Corporation, cmhc-schl.gc.ca.

• Analysis of the 2027 expiry, alternative policy models and market impact: Canadian Mortgage Professional, "Canada's foreign buyer ban is expiring, what comes next could reshape the market," mpamag.com.

• Provincial taxes remaining in force independently of the federal ban: Deeded, "Canada's Foreign Buyer Ban Ends January 1, 2027," deeded.ca.

This article is general information about the BC and Canadian housing market and is not legal, tax, or financial advice for any individual situation. Figures were verified as of August 2026.

When buying a home in BC, the roof is one of those things that can easily get overlooked. But with our rain, snow, and changing weather conditions, the type and condition of a roof can have a big impact on a home’s maintenance and long-term costs.

Here are a few common roofing systems you’ll come across in the Lower Mainland:

Asphalt Shingles

One of the most common roofing materials for detached homes. Asphalt shingles are relatively affordable, easy to maintain, and come in a variety of styles. Depending on the quality and installation, they can last for many years, but eventually will need replacement.

Single-Ply Roofing

Often seen on flatter or low-slope roofs, single-ply systems use a membrane such as TPO, PVC, or EPDM. They can provide good waterproofing and are commonly used on townhomes, condos, and some residential properties. Proper installation and drainage are especially important with these systems.

Hot Tar / Built-Up Roofing

Hot tar roofing is another system commonly associated with low-slope or flat roofs. It typically uses multiple layers of roofing materials combined with asphalt. These roofs can be durable, but maintenance and proper drainage are important, particularly in our wet climate.

The Bottom Line

The type of roof is only part of the equation. Age, installation quality, ventilation, drainage, maintenance, and the overall condition of the roof are all important factors to consider.

If you’re buying a home, don’t just ask “What type of roof is it?” — ask “How old is it, how has it been maintained, and when might it need replacement?”

A roof may not be the most exciting part of a home purchase, but it can be one of the most important. 🏡

When buying a home, it’s easy to get caught up looking for the “perfect” property. The perfect neighbourhood, perfect layout, perfect kitchen, perfect yard… but in reality, that home may not exist.

A great home is often about finding the right balance between location, price, condition, and your lifestyle. Sometimes a home needs a few updates. Sometimes the layout isn’t exactly what you imagined. And sometimes the best opportunity is a property that other buyers have overlooked.

The key is knowing what truly matters to you and what can be changed over time.

Whether you’re thinking about buying your first home, moving up, downsizing, or simply curious about what’s available, having a clear plan can make the process much easier.

The perfect home may be hard to find — but the right home is out there. 🏡

If you’re considering making a move, feel free to reach out. I’m always happy to chat about the market and what might make sense for you.

With more options available in the market, it can be tempting to focus on finding the cheapest home possible. But the lowest price doesn’t always mean the best value.

Things like location, condition, future resale potential, property taxes, strata fees, and upcoming expenses can all make a big difference in the long run.

The goal isn’t just to find a home you can afford — it’s to find a home that makes sense for you financially and personally.

Sometimes, paying a little more for the right property can be a much better decision than getting a “deal” on the wrong one. 🏡

One of the biggest advantages in real estate isn’t necessarily having the most money — it’s being ready when the right opportunity comes along.

Having your financing in place, knowing what you want, and understanding the market can make a huge difference when that perfect home hits the market.

In a market with plenty of options, buyers can take their time and be selective. But when the right property comes along, being prepared can help you move quickly and confidently.

If you’re thinking about buying this year, it’s never too early to start getting prepared. 🏡