Gifted Down Payment Canada: How Parents Can Help Their Kids Buy a Home

Buying a first home has never been simple, but for many younger Canadians, saving the down payment has become one of the biggest hurdles. And more families are stepping in to help.

According to the latest CMHC 2026 Mortgage Consumer Survey, 23% of recent homebuyers received a financial gift toward their down payment. Among first-time buyers specifically, that number was 27%. The median gift was $30,000, and 26% of buyers who received a gift said they would not have been able to purchase a home that met their needs without it.

You can review the full CMHC 2026 Mortgage Consumer Survey here.

That tells us something pretty clearly: The so-called “Bank of Mom and Dad” is not unusual anymore. But wanting to help your child and knowing the smartest way to do it are two very different things.

Should you simply give them money?

Can you use equity in your own home?

Would a HELOC make more sense than refinancing?

Should you co-sign instead?

And what will the mortgage lender actually need to see?

This Gifted Down Payment Canada guide walks through the main options, how lenders typically look at them, and what both parents and buyers should think about before moving money around.

Gifted Down Payment Canada: What Is a Gifted Down Payment?

A gifted down payment is money given to a homebuyer to help them purchase a property. The important word there is given. A true gifted down payment generally isn’t supposed to be money that the buyer secretly has to repay later. That distinction matters because lenders need to know where the down payment came from and whether the buyer has any additional debt obligations.

CMHC lists a non-repayable gift from immediate family as one common source of down payment. Mortgage insurer Sagen similarly allows gifts from people connected to the borrower through a close familial or legal relationship under its standard guidelines.

So, if Mom and Dad give their daughter $50,000 for a home and genuinely do not expect that $50,000 back, that may qualify as a gifted down payment. But if the agreement is:

“We’ll give you $50,000 now, but you need to pay us $500 every month until it’s repaid.”

That’s not really the same thing. It is effectively a loan, and that repayment obligation can affect mortgage qualification.

This is one reason I always recommend discussing a Gifted Down Payment Canada plan with your mortgage broker before transferring the funds. Get the structure right first. Then move the money.

How Much Down Payment Does Your Child Actually Need?

Before deciding how much parents should contribute, we need to determine how much down payment the buyer actually requires.

The current federal minimum down-payment requirements are:

• $500,000 or less: at least 5% of the purchase price

• $500,000 to $1.5 million: 5% of the first $500,000 plus 10% of the amount above $500,000

• $1.5 million or more: at least 20%

When the down payment is under 20%, mortgage loan insurance will typically be required.

You can review the current rules directly through the Financial Consumer Agency of Canada down-payment guide.

For example: If your child wants to buy a $700,000 home, the minimum down payment would be:

5% of the first $500,000 = $25,000

10% of the remaining $200,000 = $20,000

Minimum down payment = $45,000

Maybe your child already saved $25,000. A $20,000 family gift could potentially fill the gap.

Or perhaps the parents want to give more so the mortgage is smaller.

Those are two very different strategies, which is why the first question shouldn’t necessarily be:

“How much can we give?” It should be: “What are we trying to accomplish?”

How Does a Gifted Down Payment Canada Mortgage Actually Work?

The process is usually fairly straightforward, but lenders want documentation. A buyer can’t simply deposit $75,000 into their account a few days before closing and say: “Don’t worry, my parents gave it to me.” The lender needs to verify the source.

Exact requirements vary by lender, mortgage insurer and individual file, but a Gifted Down Payment Canada transaction will commonly involve a gift letter and verification of the funds.

What Is a Gifted Down Payment Letter in Canada?

A gifted down payment letter helps document that the funds are actually a gift. For example, Sagen’s current underwriting guidelines state that its gift letter must identify the relationship between the donor and borrower, confirm the dollar amount, and indicate that the gift is non-repayable. The source of the funds also needs to be verified.

In practice, lenders may also want to see evidence that the money has been transferred into the buyer’s account. The exact documents can differ. That’s worth repeating because this is where online advice can get people into trouble:

There is not one universal checklist that applies to every lender and every Gifted Down Payment Canada file.

Your broker should confirm what the chosen lender requires.

Does a Gifted Down Payment Help You Qualify for More Mortgage?

Not necessarily. This is an important distinction. A larger down payment can reduce the amount the buyer needs to borrow. But the buyer still has to qualify for the mortgage.

Lenders look at things such as:

• income

• existing debts

• credit

• mortgage amount

• property taxes

• heating costs

• condo fees, when applicable

• qualifying interest rate

  
  

The Financial Consumer Agency of Canada notes that lenders use a borrower’s income, debts and housing costs when determining mortgage affordability. So parents might solve the down payment problem without necessarily solving the income qualification problem. That’s where co-signing sometimes enters the conversation.

Can Parents Use Home Equity for a Gifted Down Payment Canada Strategy?

Yes, depending on their finances and available equity, parents may be able to borrow against their own home and use those funds to help their child. This is becoming a particularly relevant conversation for homeowners who may not have $50,000 or $100,000 sitting in cash but have owned their home for many years. They may have substantial wealth tied up in the property.

For example: A parent owns a home worth $900,000. They owe $300,000 on their mortgage. They have built considerable equity, although that does not mean all of that equity is automatically available to borrow.

Depending on qualification, their existing mortgage and lender options, they may be able to access some equity through a refinance, HELOC or another mortgage structure. FCAC explains that homeowners may generally be able to borrow against their home equity up to applicable lending limits, with the home itself acting as security for the borrowing.

See the Government of Canada’s guide to borrowing against home equity for more information.

Refinance vs. HELOC to Help Your Child Buy a Home

If parents want to use home equity for a Gifted Down Payment Canada strategy, one of the next questions is usually: Should we refinance or use a HELOC? There isn’t one answer for everyone.

Using a Mortgage Refinance for the Down Payment

A refinance may make sense when parents want to access a larger lump sum and incorporate the borrowing into their mortgage.

The calculation should include:

• the amount being borrowed

• current mortgage rate

• existing mortgage penalty, if applicable

• new mortgage payment

• amortization

• total borrowing cost

• future retirement plans

  
  

Refinancing can create access to equity, but we’re still borrowing money. The fact that the money is being used to help a child doesn’t change that.

Using a HELOC for the Down Payment

A home equity line of credit can provide more flexibility because parents can generally access funds as needed instead of replacing the entire mortgage. That may work well in some situations.

But HELOC debt also carries interest, affects the parents’ cash flow and is secured against their home.

The smartest structure often depends on what mortgage the parents already have. For example, breaking a very attractive existing mortgage solely to access a relatively small amount of money may not always be the best option.

On another file, refinancing everything together could make more sense. This is exactly why using home equity to help a child buy a home should be looked at as a mortgage strategy, not just a withdrawal.

Gifted Down Payment Canada vs. Co-Signing: What’s the Difference?

This is where families sometimes mix two completely different problems together.

A gifted down payment helps with the money needed upfront.

A co-signer may help with mortgage qualification.

Those aren’t the same thing. Suppose a buyer earns enough to qualify for the mortgage but hasn’t saved enough for the minimum down payment. A gift may solve the problem without putting Mom or Dad on the mortgage. But suppose the buyer has the down payment and doesn’t have enough qualifying income. In that situation, a gift alone may not solve anything.

A parent co-signing the mortgage may sometimes help, depending on the lender and circumstances. And co-signing has real consequences. The Financial Consumer Agency of Canada explains that a joint borrower who co-signs a mortgage becomes equally responsible for repaying the unpaid balance.

That’s why parents should never look at co-signing as:

“I’m just putting my name on the paperwork.”

You’re taking on a financial obligation.

A co-signed mortgage may also affect your ability to borrow for your own needs later.

Before choosing between a Gifted Down Payment Canada strategy and co-signing, figure out what problem you’re actually trying to solve.

Down payment problem?

Qualification problem?

Or both?

The answer changes the strategy.

Should Parents Gift or Loan the Down Payment?

This is another common question. Parents may understandably say: “We want to help, but we don’t necessarily want to give away $75,000 permanently.” Fair enough. But remember that a gift and a loan can be treated differently from a mortgage qualification perspective.

A genuine gifted down payment is typically documented as non-repayable under standard gifted-down-payment guidelines. If repayment is expected, that needs to be disclosed and the lender needs to assess the structure appropriately.

Some mortgage programs may permit borrowed down payments under specific requirements. For example, Sagen has a Borrowed Down Payment program where applicable loan payments must be included when calculating the borrower’s total debt service. The mistake would be calling something a gift on the mortgage paperwork while privately treating it as a loan. Don’t do that.

Be transparent with your broker about what the family actually wants. There may still be a workable option. It just needs to be structured properly.

Is a Gifted Down Payment Taxable in Canada?

This question comes up all the time. The Canada Revenue Agency lists most gifts and inheritances among amounts recipients generally do not report as taxable income.

You can review CRA’s guidance on amounts that are not reported or taxed.

That said, don’t turn that one sentence into blanket tax advice. If parents need to sell investments, withdraw funds from certain accounts, transfer property rather than cash, or make decisions that affect estate or family planning, there can be other tax and legal considerations.

A Gifted Down Payment Canada plan can touch more than the mortgage. For a significant gift, it may be smart to speak with an accountant, financial planner and/or lawyer as well.

Can a Gifted Down Payment Be Combined With an FHSA or RRSP?

Potentially, yes. Family help does not necessarily have to replace everything the buyer has already saved.

An eligible first-time buyer may have several sources contributing toward the purchase. For example:

• personal savings

• FHSA funds

• RRSP Home Buyers’ Plan funds

• gifted down payment

• proceeds from other eligible sources

  
  

The current Home Buyers’ Plan allows an eligible buyer to withdraw up to $60,000 from an RRSP, and the CRA confirms that an eligible person can use the HBP and make a qualifying FHSA withdrawal for the same home if all requirements are met.

You can read the current CRA Home Buyers’ Plan rules.

The FHSA also provides up to $8,000 of new participation room when first opened and has a $40,000 lifetime contribution limit, subject to the program’s rules. That means a buyer doesn’t necessarily need one magic source of $100,000. Sometimes the strategy is piecing several legitimate sources together.

Parents Helping With a Down Payment: Don’t Forget Your Own Financial Plan

This might be the most important section in this entire Gifted Down Payment Canada guide. Helping your child buy a home can be incredibly meaningful. But parents shouldn’t put themselves into financial trouble to make it happen. Before borrowing against your own property or giving away a large portion of your savings, ask:

Will this affect your retirement?

If you’re five years away from retirement, borrowing another $150,000 against your home deserves a very different conversation than if you’re 45 with strong income and decades of working years ahead.

Can you comfortably handle the new payment?

Don’t only ask whether a lender will approve it. Ask whether the payment fits your actual life.

What happens if your own expenses increase?

Homes need repairs. Cars need replacing. Health situations change. Income changes. You still need a financial cushion.

Are you giving the money equally between children?

This isn’t really a mortgage question, but it can quickly become an estate-planning question.

If one child receives $100,000 today and another doesn’t, is that intended to affect their eventual inheritance? Those are worthwhile family conversations to have upfront.

Do you expect to move or refinance soon?

Accessing equity now could affect your own mortgage options later. Your child’s homeownership goal matters. So does your financial security. The right Gifted Down Payment Canada plan should try to protect both.

Common Gifted Down Payment Canada Mistakes to Avoid

There are a few mistakes I would try very hard to avoid.

1. Transferring the money before speaking with the mortgage broker

Don’t assume the lender won’t need a paper trail. Ask first.

2. Calling a loan a gift

If Mom and Dad expect repayment, tell the broker. The structure matters.

3. Assuming the gift guarantees mortgage approval

It doesn’t. The borrower and the property still need to qualify.

4. Co-signing without understanding the responsibility

Co-signing means taking on actual responsibility for the debt, not simply helping somebody qualify on paper.

5. Borrowing against the parents’ home without running the long-term numbers

A $100,000 gift could have a very different cost depending on whether it comes from savings, a HELOC or a refinance.

6. Giving away too much

Just because you can access $200,000 in equity doesn’t mean you should. Parents need to protect their own future too.

7. Waiting until an offer has already been accepted

This is probably the easiest mistake to avoid. If family assistance will be needed, talk about the Gifted Down Payment Canada strategy during pre-approval. Not three days before financing conditions are due.

Gifted Down Payment Canada: A Simple Example

Here’s what this can look like in real life.

Let’s say a first-time buyer wants to purchase a home for $700,000.

They’ve saved: $25,000 personally

They also have: $15,000 available through eligible first-home savings

Their parents want to contribute: $30,000

That would give the buyer $70,000 toward the purchase, before considering closing costs and subject to the applicable mortgage structure and program requirements.

The parents could potentially provide their $30,000 from savings. Or, depending on their circumstances, they might explore accessing home equity. Meanwhile, the buyer still needs to qualify for the mortgage based on income, credit, debts and the property.

That’s why I don’t like looking at parental help in isolation. There are really two financial plans happening at the same time: The child’s home-purchase plan and the parents’ financial plan. A good mortgage strategy has to make sense for both.

Final Thoughts: Helping Your Kids Buy a Home Can Be Powerful — Just Plan It Properly

A Gifted Down Payment Canada strategy can be the difference between waiting several more years and being able to purchase a home today.

The latest CMHC numbers show just how relevant family help has become: 27% of first-time buyers surveyed received a financial gift, while 28% needed a co-signer other than a spouse or partner. Among those first-time buyers using co-signers, parents were the most commonly reported type.

But that doesn’t mean every parent should refinance their house. It doesn’t mean everyone should co-sign. And it certainly doesn’t mean parents should sacrifice their retirement just to get their children into the market.

There are several ways families may be able to help:

→ a gifted down payment→ home equity→ a refinance→ a HELOC→ co-signing→ combining a gift with the buyer’s own FHSA, RRSP or savings. The right answer depends on the family.

If you’re a parent wondering how to help your child buy a home in Canada, or you’re a first-time buyer trying to understand whether a gifted down payment could work, start the conversation before you start moving money.

We can look at:

• how much down payment is actually required

• what the buyer can qualify for

• how much help is really needed

• where that money could come from

• whether gifting or co-signing makes more sense

• what documents the lender will require

• how the plan affects both the buyer and the parents

Sometimes the answer is simpler than you expect. And sometimes the best advice is that Mom and Dad shouldn’t borrow at all. Either way, it’s better to know before an offer is on the table.

If you’d like to understand how a gifted down payment could work for your family, reach out and we can run through the numbers together.