Moving From Alberta to Vernon’s East Hill

Quick answer: Moving from Alberta to East Hill means a few new rules. BC charges property transfer tax when you buy, MSP coverage has a wait period, and you have 90 days to switch your driver’s licence. In return, you get a walkable neighbourhood beside downtown Vernon, close to Kalamalka Lake and SilverStar.

I’ve lived in Vernon for 49 years, and I’ve been in real estate here for 23 of them. East Hill, where I live now, has a lot going for someone coming over the Rockies. Here’s what to know before you make the move.

This is general information, not legal or tax advice. Rules change, so confirm with your lawyer or notary, accountant, ICBC and the Province of BC.

Why East Hill appeals

East Hill is the hillside directly east of downtown Vernon. It’s an established neighbourhood with older character homes, mature trees and views over the city. Day to day, you have:

downtown Vernon just down the hill;
Vernon Secondary School (VSS) near the middle of the neighbourhood;
Lakeview Park and its free “Peanut Pool” wading pool and spray park;
Vernon Jubilee Hospital close by.

For weekends, Kalamalka Lake beaches are about 10 to 15 minutes by car, and SilverStar is about 30 minutes. See my Living in East Hill page for more.

How far from Alberta?

Tourism Vernon puts Calgary about 556 km away, roughly six hours by car, and Kelowna International Airport (YLW) about 30 minutes south of Vernon. Mountain driving in winter takes planning, so leave extra time and check road conditions.

Buying costs that are different in BC

Property transfer tax

Alberta doesn’t have a land transfer tax; buyers there pay land titles registration fees instead. BC charges property transfer tax (PTT) when your purchase is registered. According to the Province, the general rates are 1% on the first $200,000 of fair market value, 2% on the portion up to $2,000,000, and 3% above that, plus a further 2% on residential value over $3,000,000.

First-time buyers may qualify for an exemption. You need to have lived in BC for 12 months before the purchase is registered, or have filed two BC tax returns in the last six years. Many people arriving from Alberta won’t meet that residency test right away. Ask your lawyer before you budget.

The rescission period

In BC, buyers of most residential properties have up to three business days after acceptance to cancel their purchase, for a fee of 0.25% of the price. The right can’t be waived.

Speculation and vacancy tax

Vernon and Coldstream are both inside BC’s speculation and vacancy tax area. Residential owners in taxable areas must file a declaration every year by March 31. If East Hill will be your principal residence, ask how the exemptions apply to you. If you’re buying before you fully move, check the rules first.

Your move checklist

Health coverage. The Province says new residents wait for the rest of the month they arrive plus two more months before MSP coverage starts. Keep your Alberta health coverage during the wait.
Driver’s licence. ICBC gives you 90 days after moving to switch to a BC licence, and you can drive on your valid Alberta licence in the meantime.
Vehicle insurance. BC’s basic auto insurance goes through ICBC. Contact ICBC or a broker about registering and insuring your vehicle.
Home Owner Grant. Once you own and live in your East Hill home, apply for the BC Home Owner Grant every year to reduce your property tax.

Older homes and winter hills

Many East Hill homes are decades old, and some date back to the 1890s. That’s the charm. It also means you should budget for older systems and get a thorough inspection. I’ve built or renovated more than seven homes, so I know to look closely at foundations, wiring, plumbing and heating. My local’s checklist for buying an older home in East Hill walks through it.

East Hill also has real slopes. Look at driveway pitch, parking and how easy the street is to get up in snow.

What’s on the market

Prices change, so I don’t quote them here. The live East Hill homes for sale search shows today’s listings. If you’re still in Alberta, ask me about the best way to view homes before you make the trip.

FAQ

How long do I have to change my licence?

ICBC says you have 90 days after moving to BC to switch, and you can drive on your valid Alberta licence until then.

Will I qualify for BC’s first-time buyer PTT exemption?

Only if you meet all the rules, including living in BC for 12 months before registration or filing two BC tax returns in the last six years. Check the current rules with your lawyer.

When does MSP start?

After the wait period: the rest of the month you arrive plus two months. Apply as soon as you arrive.

Thinking about a move from Alberta to East Hill? Call or text me at (250) 550-6979, or browse East Hill homes for sale.