Can closing costs be added to the mortgage?

Generally no. Lenders want proof that you have the down payment plus enough cash to cover closing costs on top of it.

Home Closing Costs in Canada

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Estimated closing costs

$13,176 – $13,276

Cash needed on top of your down payment

Itemized
Item	Estimate
Land transfer tax (calculated) — Assumes the property contains one or two single family residences.	$9,475
Legal fees (you entered)	$1,500
Appraisal (if your lender requires one)	$250 – $350
Home inspection	$500
Provincial sales tax on mortgage insurance — Must be paid in cash; it can't be added to the mortgage.	$1,451

Also budget for property insurance (needed on closing day), adjustments for prepaid property tax and utilities, title insurance if suggested, moving costs, and well or septic tests if they apply.

Typical costs (CMHC)

Legal or notary fees: from about $500
Home inspection: about $500
Appraisal, if your lender requires one: $250–$350
Survey or certificate of location, if required: $1,000–$2,000
Estoppel or status certificate for condos (outside Quebec): up to $100
Land transfer or registration tax: varies by province, often a percentage of the price
Adjustments for property tax and utilities the seller prepaid
Provincial sales tax on mortgage insurance in Ontario, Quebec and Saskatchewan

Ongoing costs start right away

Property insurance must be in place on closing day. Your lender's GDS test (at most 39% of income) already counts property tax and heating.

Land transfer and registration taxes

This is usually the largest closing cost. Ontario and British Columbia charge tiered taxes on the price, Toronto adds a municipal tax, and Alberta and Saskatchewan charge smaller land titles fees instead.

Calculate land transfer tax

Add it all up