How to Find Housing in Vancouver as a Newcomer

The Housing Landscape in Metro Vancouver

Finding a place to live is one of the first and most significant challenges you will face as a newcomer to Metro Vancouver. The region has one of the most expensive housing markets in North America, and competition for rental units is intense. But with the right information, realistic expectations, and a clear strategy, newcomers to Canada can find a home that works for them and their families.

This newcomer guide is designed to give you a thorough understanding of the rental housing market in Metro Vancouver, including where to search, what you will need, what your rights are, and how to protect yourself from scams. For additional settlement support on housing and other topics, visit the WelcomeAide programs page or try our AI Newcomer Navigator for instant guidance in your language.

What to Expect: Average Rental Costs

It is important to understand the rental market before you begin your search so you can set a realistic budget. As of early 2026, average rents in Metro Vancouver are approximately:

• One-bedroom apartment in Vancouver: $2,400 to $2,800 per month
• Two-bedroom apartment in Vancouver: $3,200 to $3,800 per month
• One-bedroom apartment in Burnaby or New Westminster: $2,100 to $2,500 per month
• Two-bedroom apartment in Surrey or Coquitlam: $2,200 to $2,800 per month
• Shared accommodation or a room in a house: $900 to $1,500 per month
• Basement suite (one-bedroom): $1,500 to $2,000 per month

These are estimates and prices vary by neighbourhood, building age, and amenities. Generally, areas farther from downtown Vancouver and farther from SkyTrain stations are more affordable.

A general guideline used in Canada is that you should spend no more than 30% of your gross (before-tax) income on housing. However, in Metro Vancouver, many residents spend significantly more than this due to the high cost of housing.

Where to Search for Rental Housing

There are several platforms and methods for finding rental housing in Metro Vancouver. Using multiple sources increases your chances of finding a suitable home.

Online Platforms

1. Craigslist Vancouver (vancouver.craigslist.org)

Craigslist remains one of the most widely used platforms for rental listings in Metro Vancouver. It is free to use and has a large volume of listings. Navigate to the "housing" section and then "apts / housing for rent." You can filter by price, number of bedrooms, neighbourhood, and whether pets are allowed.

Caution: Because Craigslist is open to anyone, it is also the platform where rental scams are most common. See the scam prevention section below.

2. Facebook Marketplace and Housing Groups

Facebook has become a major platform for rental housing. In addition to Facebook Marketplace, there are several Vancouver-specific housing groups where landlords post listings and renters post searches. Search for groups like "Vancouver Rentals," "Metro Vancouver Housing," and similar names. These groups often have thousands of members and daily listings.

3. liv.rent (liv.rent)

liv.rent is a Canadian rental platform that includes identity verification for both landlords and tenants, which helps reduce scams. The platform allows you to create a renter profile, apply for listings, and even sign leases digitally. It is popular in Metro Vancouver and has a good selection of listings.

4. PadMapper (padmapper.com)

PadMapper aggregates rental listings from multiple sources and displays them on a map, making it easy to search by location. You can filter by price, number of bedrooms, and other features. It is a useful tool for understanding pricing patterns across different neighbourhoods.

5. Rentals.ca (rentals.ca)

Rentals.ca is another aggregator that pulls listings from multiple sources. It provides useful data on rental price trends and allows you to search by location and property type.

6. Kijiji (kijiji.ca)

While less popular in Vancouver than in other Canadian cities, Kijiji does have rental listings and is worth checking, especially for shared accommodation and basement suites.

Other Search Methods

7. Walk the Neighbourhood

In Metro Vancouver, many landlords, particularly those renting basement suites or units in smaller buildings, still advertise vacancies with signs in windows or on front lawns. If you have a preferred neighbourhood, spend time walking around looking for "For Rent" signs. This is particularly effective in residential areas with many older houses that have basement suites.

8. Property Management Companies

Larger apartment buildings are often managed by property management companies. You can visit the websites of companies like Hollyburn Properties, Concert Properties, Wesgroup, and others to see their available rentals. These companies tend to have professional, well-maintained buildings, though rents may be slightly higher.

9. Settlement Agency Housing Support

Many settlement agencies in BC have housing support workers who can help you search for housing, understand lease agreements, and know your rights. These services are free. Contact:

• ISSofBC (Immigrant Services Society of BC): 604-684-2561
• MOSAIC: 604-254-9626
• S.U.C.C.E.S.S.: 604-684-1628
• DIVERSEcity Community Resources Society: 604-597-0205

What Documents You Will Need

When you apply for a rental unit in Metro Vancouver, landlords will typically ask for several documents. Having these ready in advance will make your applications stronger and faster.

Commonly Requested Documents

• Government-issued photo ID: Your passport, permanent resident card, or BC driver's licence
• Proof of income: Recent pay stubs, an employment letter, or a bank statement showing sufficient funds. If you are not yet employed, showing savings in a Canadian bank account can help
• References: Previous landlord references are ideal but often difficult for newcomers. Character references from an employer, settlement worker, or community leader can substitute
• Credit check authorization: Many landlords will request permission to run a credit check. As a newcomer, you may not yet have a Canadian credit history. Be upfront about this and offer alternative proof of financial stability
• Immigration documents: Some landlords may ask to see your work permit, study permit, or confirmation of permanent residence

Tips for Newcomers Without Canadian Credit History

Not having a Canadian credit history is common for newcomers and should not prevent you from finding housing. Here are some strategies:

• Offer to pay several months' rent in advance (though landlords cannot legally require this in BC, some may accept it voluntarily)
• Provide a letter from your bank showing sufficient funds
• Ask your settlement worker to provide a reference letter
• Apply to buildings managed by property management companies that have experience with newcomer tenants
• Consider using liv.rent, which has a verification system that can help build trust with landlords

Understanding Your Lease Agreement

When you find a rental unit, you will sign a tenancy agreement (lease). In BC, there is a standard Residential Tenancy Agreement form provided by the BC government. Landlords are required to use this form or include the same terms. Key things to understand:

Length of Tenancy

• Fixed-term lease: This is for a set period, usually 12 months. At the end of the fixed term, the tenancy typically converts to a month-to-month arrangement unless a new fixed-term lease is signed
• Month-to-month: This continues indefinitely. The landlord must give you proper notice (usually two months for personal use, four months for demolition or major renovation) to end the tenancy

Rent Increases

In BC, landlords can only increase rent once per year, and the increase is limited to the maximum amount set by the provincial government each year. In 2026, the maximum allowable rent increase is determined by the Consumer Price Index for BC. Your landlord must give you three months' written notice before a rent increase takes effect.

What Your Rent Includes

Clarify with your landlord what is included in the rent. In some units, heat, hot water, and basic utilities are included. In others, you are responsible for all utilities. Laundry, parking, and storage are often extra.

Security Deposits and Pet Deposits

Security Deposit

In British Columbia, a landlord can require a security deposit of up to half a month's rent. This is the maximum they are allowed to charge. The security deposit is refundable at the end of your tenancy, provided the unit is returned in reasonable condition (normal wear and tear is expected and acceptable).

For example, if your monthly rent is $2,000, the maximum security deposit is $1,000.

Pet Deposit

If your landlord allows pets, they can charge an additional pet damage deposit of up to half a month's rent. This is separate from the security deposit.

Important Rules About Deposits

• Your landlord must return your deposit within 15 days of your tenancy ending, or provide you with a written claim for damages with supporting evidence
• Your landlord cannot use the security deposit as the last month's rent
• If there is a dispute about your deposit, you can file a complaint with the Residential Tenancy Branch

Your Rights as a Tenant in BC

British Columbia has strong tenant protection laws under the Residential Tenancy Act. Understanding your rights is essential.

Key Tenant Rights

1. Right to a Habitable Home

Your landlord must maintain the rental unit in a condition that meets health, safety, and housing standards. This includes ensuring that plumbing, heating, electrical systems, and appliances provided with the unit are in good working order.

2. Right to Privacy

Your landlord must give you at least 24 hours' written notice before entering your unit, and can only enter for specific reasons (such as repairs, inspections, or showing the unit to prospective tenants or buyers). They must enter between 8 AM and 9 PM unless you agree otherwise.

3. Right to Be Free from Discrimination

Under the BC Human Rights Code, landlords cannot discriminate against you based on race, colour, ancestry, place of origin, religion, marital status, family status, sex, sexual orientation, gender identity, age, disability, or lawful source of income. If you believe you have been discriminated against in housing, you can file a complaint with the BC Human Rights Tribunal.

4. Right to Dispute Resolution

If you have a dispute with your landlord that you cannot resolve directly, you can apply to the Residential Tenancy Branch (RTB) for dispute resolution. This is a formal process where an arbitrator reviews the dispute and makes a binding decision.

Contact the RTB: Call 604-660-1020 (Metro Vancouver) or 1-800-665-8779 (toll-free elsewhere in BC). You can also visit the BC Housing and Tenancy website for full details on residential tenancies.

Tenant Resource and Advisory Centre (TRAC)

TRAC is a non-profit organization that provides information, education, and support to tenants in BC. They operate a tenant information line and can help you understand your rights and options.

TRAC Tenant Infoline: 604-255-0546 (Metro Vancouver) or 1-800-665-1185 (toll-free elsewhere in BC). Available Monday to Friday.

Website: tenants.bc.ca

Avoiding Rental Scams

Rental scams are unfortunately common in Metro Vancouver, particularly on platforms like Craigslist and Facebook. Newcomers are often targeted because they may be unfamiliar with local rental practices. Here is how to protect yourself.

Red Flags to Watch For

• The rent seems too good to be true: If a listing is significantly cheaper than comparable units in the same area, it may be a scam
• The landlord is out of the country or unavailable to show the unit: Legitimate landlords will show you the unit in person before you sign a lease
• You are asked to send money before seeing the unit: Never send a deposit, rent, or any money before you have seen the unit in person and verified that the person you are dealing with is the actual owner or authorized property manager
• Pressure to act quickly: Scammers often create a sense of urgency, saying there are many applicants and you need to send money immediately to secure the unit
• Communication only by email or text: Be cautious if the landlord refuses to meet in person or talk on the phone
• The listing uses photos from another listing or website: You can do a reverse image search on Google to check if the photos appear elsewhere online

How to Protect Yourself

• Always view the unit in person before paying any money or signing any documents
• Verify the landlord's identity: Ask for identification and confirm that they own or manage the property. You can search property ownership through BC Assessment (bcassessment.ca) or the Land Title and Survey Authority
• Never send cash or wire transfers: Use a cheque or e-transfer so there is a record of the payment
• Get everything in writing: Use the standard BC Residential Tenancy Agreement form
• Trust your instincts: If something feels wrong, walk away. There will be other units available
• Report scams: If you encounter a rental scam, report it to the Canadian Anti-Fraud Centre at 1-888-495-8501 or online at antifraudcentre.ca

Affordable Housing Options

If market-rate rents are beyond your budget, there are several affordable housing programs and resources available in BC.

BC Housing

Canada Mortgage and Housing Corporation (CMHC) provides national housing research and programs, while BC Housing is the provincial government agency responsible for subsidized housing in British Columbia. They operate and fund a range of housing programs including:

• Subsidized rental housing: Units where rent is set at a percentage of your income (usually 30%)
• Rent supplements: Financial assistance to help pay market rent for a private rental unit
• Transitional and supportive housing: For individuals and families who need additional support

Wait lists for BC Housing can be long, but it is worth applying, especially if your income is low. You can apply online at www.bchousing.org or call 604-433-2218 (Metro Vancouver) or 1-800-257-7756 (toll-free).

Co-operative Housing

Housing co-operatives (co-ops) are another option for affordable housing. In a co-op, residents are members who collectively manage the building. Rents in co-ops are generally lower than market rates, and some units are subsidized based on income.

The Co-operative Housing Federation of BC (CHF BC) maintains a directory of housing co-ops and information about applying. Visit chf.bc.ca or call 604-879-5111.

Rent Banks and Emergency Housing Assistance

If you are facing a housing emergency, such as being unable to pay rent or facing eviction, the following resources may help:

• BC Rent Bank: Provides interest-free loans to help tenants who are behind on rent. Available at rentbank.ca
• 211 BC: Call 2-1-1 for information on emergency housing resources and other social services in your area. Translation is available in multiple languages.

Settlement Agency Housing Programs

Several settlement agencies offer housing-specific programs for newcomers:

• ISSofBC Housing Program: Helps newcomers find and maintain affordable housing. Call 604-684-2561
• MOSAIC Housing Services: Provides housing search support, landlord mediation, and education about tenant rights. Call 604-254-9626
• Ready to Rent Program: Offered by various organizations, this program helps tenants build skills and references to secure housing. Completing the program provides a certificate that can serve as a reference for landlords

Tips for a Successful Housing Search

Start Before You Arrive

If possible, begin researching neighbourhoods and rental prices before you arrive in BC. Understanding the market will help you set realistic expectations and make faster decisions when you arrive.

Be Flexible About Location

Rents vary significantly across Metro Vancouver. While Vancouver proper is the most expensive, areas like Surrey, Coquitlam, New Westminster, and Burnaby often have lower rents and good transit connections. Living near a SkyTrain station gives you quick access to downtown Vancouver without the downtown price tag.

Prepare a Renter Resume

A renter resume is a one-page document that summarizes your personal information, rental history (even from your home country), employment or income details, and references. Having this ready when you view a unit shows landlords that you are organized and serious.

Consider Shared Housing

Sharing a house or apartment with roommates can significantly reduce your housing costs. Many newcomers start with shared housing and move to their own unit once they are more established. Look for listings under "rooms / shared" on Craigslist or in Facebook housing groups.

Document Everything

When you move into a unit, complete the Condition Inspection Report with your landlord. This document records the condition of the unit at the start of your tenancy and protects you from being held responsible for pre-existing damage when you move out. Take photos and videos of every room on the day you move in.

Know When to Walk Away

If a landlord is dismissive, discriminatory, or unwilling to use the standard tenancy agreement form, consider it a warning sign. You want a landlord who respects your rights and maintains the property.

Key Phone Numbers and Resources

Here is a summary of the most important housing-related phone numbers and resources for newcomers in Metro Vancouver:

• Residential Tenancy Branch (RTB): 604-660-1020 (Metro Vancouver) or 1-800-665-8779
• TRAC Tenant Infoline: 604-255-0546 (Metro Vancouver) or 1-800-665-1185
• BC Housing: 604-433-2218 (Metro Vancouver) or 1-800-257-7756
• Co-operative Housing Federation of BC: 604-879-5111
• ISSofBC: 604-684-2561
• MOSAIC: 604-254-9626
• S.U.C.C.E.S.S.: 604-684-1628
• DIVERSEcity: 604-597-0205
• 211 BC: Dial 2-1-1 for community and social service referrals
• Canadian Anti-Fraud Centre: 1-888-495-8501
• BC Rent Bank: rentbank.ca
• liv.rent: liv.rent
• PadMapper: padmapper.com
• Craigslist Vancouver: vancouver.craigslist.org

You Will Find Your Home

The housing search in Metro Vancouver can feel daunting, especially when you are new to the country and navigating an unfamiliar system. But thousands of Canadian newcomers successfully find housing every year, and you will too. Use the newcomer resources listed in this guide, lean on your settlement agency for support, and be patient with the process. For more information on Canadian immigration and settlement services, visit Immigration, Refugees and Citizenship Canada (IRCC).

WelcomeAide is here to help you navigate every step of your settlement journey, including housing. Our AI Newcomer Navigator can answer your housing questions with multilingual support, any time of day. Learn more about WelcomeAide, explore our blog for more newcomer guides, or find out how to get involved in supporting newcomer integration in Canada. You are not alone in this, and a place to call home is waiting for you.