By Jason Hafso, REALTOR® | MaxWell Challenge Realty · Reviewed September 30, 2026

Imagine two similar houses on the same Spruce Grove street. Both have finished basements. Both look well maintained. One has a low radon test result; the other has an elevated one. You couldn't pick which was which from a showing, a listing photo or the year they were built.

That is what makes radon an unusual home issue. You can't see, smell or taste it, and the clues we normally use to judge a house aren't very useful. The good news is that a simple test can give you an answer—and an elevated result can usually be addressed.

What is radon, and why are we hearing more about it?

Radon is a naturally occurring gas released from soil and rock. Outdoors, it disperses. Indoors, it can make its way through openings where a house meets the ground and accumulate in the air we breathe. Prolonged exposure increases the risk of lung cancer, especially for people who smoke. It isn't a gas that makes you suddenly sick after one afternoon in the basement; the concern is what you breathe over many years. The World Health Organization explains the health evidence.

Much of the early research came from miners. Since then, studies of ordinary homes have shown that residential exposure matters too. Canada lowered its radon guideline in 2007, and a much larger cross-Canada survey reported in 2024 found elevated levels in more homes than an older survey had suggested. That doesn't mean every Canadian house suddenly became more radioactive. It means we have a fuller picture than we once did.

The research gives us a reason to take radon seriously. It doesn't give us a reason to panic over a single reading.

The surprising part: your house has to answer for itself

Parts of the Prairies, Atlantic Canada, the North and B.C.'s Interior have higher proportions of homes with elevated radon. The 2024 survey estimated that roughly one in six homes in the Edmonton metropolitan area exceeded Canada's guideline. That is an Edmonton-area estimate, not a measured rate for Spruce Grove or for any particular neighbourhood. See the survey's regional findings.

A map can tell us where testing is especially important, but it can't tell us what is happening in your basement. Soil conditions, the foundation, ventilation and air pressure all play a part. Even neighbours can get very different results.

Nor can you rule radon out because a home is new. More airtight construction can affect how gases accumulate, while modern radon-control features may help manage them. Neither factor predicts a specific home's result. Alberta's 2014 Building Code, in force from May 2015, introduced radon rough-in requirements for applicable new houses. A capped pipe is preparation for possible mitigation; it isn't a working fan or proof that anyone tested the air. The code that applied to a particular house depends on its permit and construction circumstances. Alberta's code history and Health Canada's measurement guide explain those distinctions.

How to get an answer you can trust

The most useful result is a long-term average, not the number on a screen this morning. Radon changes with the weather, the season and the way a house is used. A digital monitor can show those ups and downs; a passive detector sent to a lab is another straightforward choice. Whichever you use, follow the instructions and run the test for at least three months during the heating season. Health Canada gives more precise timing and placement guidance in its home testing guide and its guide to electronic monitors and long-term detectors.

Place the detector on the lowest level people regularly use. That might be a basement bedroom or family room. If the basement is just storage, the main floor may be the appropriate place. A furnace room or a spot by an open window won't give you the answer you want.

If a monitor shows a high number one day, let the test run. A short spike is information, but it isn't the long-term result on which to make a decision. Likewise, opening a window may change today's reading without solving a persistent problem.

What if the result is high?

Canada's guideline is 200 Bq/m³ as a long-term average. Those letters are simply the Canadian unit used on a radon report. Above that level, Health Canada recommends corrective action within one year. The number is a practical action point, not a sharp boundary between safe and unsafe air: a result just below it does not mean zero risk. The U.S. uses a somewhat lower action level, but both countries recognize the same gradual, long-term risk.

The usual fix is a system that draws soil gas from beneath the house and vents it outdoors with a fan. It can substantially reduce indoor radon. Have a qualified professional assess the home, then test again to confirm the result. Health Canada's reduction guide explains the options and follow-up testing. A high result doesn't, by itself, mean the foundation is defective or the house is unsellable.

What does this mean if you're buying or selling?

This is where the timing gets awkward. A typical purchase condition lasts days; a meaningful radon test takes months. As a REALTOR®, I can't determine a home's radon level by walking through it, spotting a rough-in or reading a nearby home's result. A home inspection doesn't measure the long-term average either.

If a seller has a test report, ask when and where the test was done, how long it ran, and whether any mitigation was followed by another test. Sellers who want to know before listing can test well ahead of time. Buyers without a reliable long-term report can plan to test after possession, ideally during the heating season. A short test during a transaction may offer preliminary information, but it can't settle the long-term question. Health Canada has guidance specifically for real estate transactions.

If you've tested before, consider another test after major changes to the basement, ventilation or energy efficiency, or if you move into a newly built home with only a rough-in. A past result is useful history; it doesn't guarantee today's level.

Radon is one of the few things about a home that no amount of careful looking will reveal. The sensible response is neither to dismiss it nor to fear every basement. Test the home you actually live in, use the long-term result, and deal with a high level if you find one.

Moving to a new country comes with a long list of firsts: a new job, new neighbourhood, new bank accounts—and, eventually, perhaps a new home.

But there's a frustrating situation many newcomers to Canada encounter when they start thinking about buying.

You may have a good job. You may have substantial savings. You may have managed your finances responsibly for years. But much of that financial history happened somewhere other than Canada.

Does that mean you have to spend years building Canadian credit before you can buy a home?

Not necessarily.

The good news is that Canada has mortgage programs designed to help newcomers become homeowners, even when they haven't had much time to establish themselves financially in their new country.

The Canadian Credit History Problem

When you apply for a mortgage, lenders want to understand how reliably you manage financial obligations. For someone who has lived in Canada for years, a Canadian credit report provides much of that history.

A newcomer may simply not have had enough time to build one.

Fortunately, a limited Canadian credit history doesn't automatically mean you can't qualify for a mortgage.

Mortgage insurers and lenders may consider other ways of demonstrating creditworthiness. Depending on your circumstances, that can include an international credit report, banking history from your country of origin, Canadian bank statements, or a history of consistently paying expenses such as rent, utilities, phone bills and other regular obligations.

In other words, the financial habits you established before arriving in Canada may still matter.

Can Newcomers Buy With a 5% Down Payment?

In some circumstances, yes.

There are mortgage options available to qualified newcomers that allow the purchase of a home with a down payment starting at just 5%.

For an eligible home priced at $500,000 or less, the minimum down payment can be 5%. Above $500,000 and below $1.5 million, the minimum is 5% of the first $500,000 plus 10% of the remaining amount. Homes priced at $1.5 million or more require at least 20% down. A lender may require a larger down payment depending on your circumstances.

For example, on a $400,000 home, a 5% down payment would be $20,000. That's considerably less than the $80,000 you'd need for a 20% down payment.

Keep in mind that mortgages with less than 20% down generally require mortgage default insurance, which adds to the overall cost of borrowing.

Of course, not everyone automatically qualifies. Your income, employment, existing debts, credit history, immigration status and the property you're purchasing can all affect your options.

The source of your down payment matters, too. Savings are commonly acceptable, and some programs allow financial gifts from qualifying family members. Other sources of funds may be subject to additional restrictions.

The important thing to understand is that you may have more options than you realize.

Can You Buy a Home in Canada Without Permanent Residency?

If you're new to Canada, your immigration status can affect your ability to purchase a home.

Under the federal Prohibition on the Purchase of Residential Property by Non-Canadians Act, certain non-Canadian buyers are restricted from purchasing residential properties.

However, the rules include important exemptions.

Canadian citizens and permanent residents are not subject to the prohibition. Certain people living and working in Canada on valid work permits may also qualify, as can some international students and other individuals who meet specific requirements.

Location matters, too. The restrictions generally apply to residential properties within Statistics Canada's designated census metropolitan areas and census agglomerations, including the Edmonton area. Properties outside those boundaries are exempt from this federal prohibition. The specific property's location must be checked; being in a rural municipality does not automatically mean it is exempt.

The important distinction is that qualifying for a mortgage doesn't automatically mean you're legally eligible to purchase a home.

Before beginning your home search, it's worth confirming both your purchasing eligibility and your financing options. A qualified real estate lawyer can help clarify how the legislation applies to your circumstances.

For additional information, visit the Canada Mortgage and Housing Corporation's guide to the federal foreign-buyer prohibition.

Your Paper Trail Can Be Surprisingly Important

If you're relatively new to Canada and homeownership might be in your future, start keeping good financial records now.

Bank statements, proof of rent payments, utility bills, employment documentation and records from financial institutions in your previous country may all become useful when a lender is trying to establish your financial history.

It's also a good idea to begin building your Canadian credit history as soon as practical. Opening a Canadian bank account, using a credit card responsibly and making payments on time can help establish a financial track record.

You don't necessarily need years of Canadian credit history to qualify for a mortgage, but having some history certainly doesn't hurt.

This is one of those situations where being organized ahead of time can make a significant difference.

Get the Financing Sorted Out Before the House Hunting

This is good advice for any buyer, but it's particularly important when you're new to Canada.

Mortgage requirements aren't identical from one lender or mortgage insurer to another. A situation that doesn't fit neatly into one lender's guidelines may have options elsewhere.

Before we start looking at homes, I generally want my buyers to have a clear understanding of three things:

• What they can comfortably afford. Just because a lender approves a certain amount doesn't necessarily mean you should spend it all.

• What financing they're likely to qualify for. Understanding your mortgage options early helps establish a realistic price range.

• What documentation or conditions could affect their purchase. Identifying potential issues before making an offer can help avoid unnecessary complications later.

This preparation allows us to search for homes within a realistic budget and, just as importantly, prepare an offer with financing conditions and timelines that make sense.

Buying a home is exciting. Discovering an unexpected financing problem after you've fallen in love with a property? Not so much.

A New Country—and Eventually, a Home of Your Own

Establishing yourself in Canada takes time. Building a Canadian credit history does too.

Homeownership, however, doesn't necessarily have to wait until you've accumulated years of Canadian financial history.

Whether you've recently arrived in Alberta or have been here for a few years, understanding your options is an important first step.

And if you're considering buying a home in Spruce Grove, Edmonton, Stony Plain, St. Albert or the surrounding communities, I'd be happy to help.

I've been helping people buy and sell homes throughout the Edmonton region since 2002, and I understand that everyone's situation is different. I can help you navigate the local housing market, understand the buying process and connect with qualified mortgage professionals who can assess your financing options.

The first step doesn't have to be making an offer. Sometimes it's simply finding out what's possible.

Jason Hafso, REALTOR®

MaxWell Challenge Realty

780-964-7335

jason@MyRealHome.com

https://myrealhome.com

Please note: Mortgage qualification depends on individual circumstances, lender and mortgage insurer requirements, and applicable Canadian laws. Foreign-buyer restrictions and exemptions may change. Consult qualified mortgage and legal professionals to confirm your eligibility before purchasing.

Feature photo: Gustavo Fring / Pexels. Used under the Pexels License.