Here are the 9 mistakes we see most often from buyers in the Okanagan — especially those moving to Kelowna from out of town.

1. Buying a home assuming full-time Airbnb is allowed

This is the number one issue we see in 2024-2026. On May 1, 2024, Kelowna removed short-term rentals as a permitted secondary use in most residential and mixed-use zones to align with provincial legislation. That means you can't buy a regular house in Rutland or a condo in Downtown and run it as a full-time Airbnb.

What is still allowed is much narrower: a short-term rental inside your principal residence, or inside your principal residence's secondary suite or carriage house, or in a building where the zone explicitly allows it as a principal use — like the Village Centre area at McKinley Beach. Even some listings that say "grandfathered" or "legally non-conforming" need to be verified.

Before you count on rental income, do three checks: 1) Search the City of Kelowna short-term rental business licence map, 2) Read the strata bylaws — many stratas ban short-term rentals outright even if the City allows it, and 3) Talk to your lender — most lenders won't count short-term rental income for a residential mortgage in Kelowna anymore.

2. Falling in love with a view that won't stay

Kelowna is growing up, not just out. The 2040 Official Community Plan directs almost half of all future growth into five Urban Centres: Downtown, South Pandosy, Midtown, Capri-Landmark, and Rutland. With 37 projects and over 5,000 new units under construction in 2026 alone, that vacant lot in front of your potential living room window is often a future 6-storey building.

This comes up most in Lower Mission, Pandosy Village, Capri, Dilworth Mountain, and Downtown. A lake or valley view is wonderful, but it's not protected unless it's specifically covenanted.

Ask to see: the City of Kelowna Development Map for nearby applications, the OCP height map for that Urban Centre, and any registered view covenants on title. Your REALTOR® can also check if the neighbouring property has been assembled or listed for land value. If the view is the reason you're paying a premium, protect it with due diligence.

3. Not reading the full strata package

In the Okanagan, the strata documents matter more than the renovation. A beautiful kitchen doesn't tell you if the building has a $2M special assessment coming.

At minimum, review: Form B Information Certificate for finances and lawsuits, the current insurance certificate and what the owner deductible would be, the latest depreciation report and contingency fund balance, and the last 18-24 months of council minutes and AGM minutes.

Look for patterns: repeated water leaks, low contingency for building age, significant insurance claims, or a history of deferred maintenance. For wood-frame buildings from the 90s to early 2010s in Lower Mission, Pandosy, and Downtown, also check the age of the roof, windows, and building envelope work. A good strata review with a lawyer takes an hour and can save you tens of thousands.

4. Overlooking ALR, septic, and water rules in Southeast and East Kelowna

South East Kelowna, Belgo, Joe Rich, Ellison, and parts of Crawford Estates offer space and privacy, but they come with rural rules. Many properties are in the Agricultural Land Reserve. In the ALR you cannot simply subdivide, add a second detached home, build a large shop, or run a commercial use because you have 5 acres. There are also setbacks from property lines and streams that limit where you can build.

Most are also on septic and well or private water systems. That doesn't mean avoid them — it means budget for proper inspections. Get a septic inspection and field review, a well flow test and water quality test, and confirm your water licence or water utility agreement. In late summer, irrigation restrictions can affect landscaping and hobby farms, so ask about current licensing and historical usage.

5. Underestimating hillside living and winter logistics

Wilden, McKinley Landing, Upper Mission, Black Mountain, and Dilworth Mountain offer incredible views, but daily life is different on the hill. Driveway grade, sun exposure, and road maintenance matter a lot from November to March.

Some neighbourhoods have private or bare-land strata roads where owners share the cost of plowing, sanding, and pothole repair through monthly fees. Some driveways are north-facing and hold ice, others need retaining walls that require engineering. Ask: Who plows this road and what did it cost last winter? Is there a geotechnical report for this lot or any retaining walls? Where does water drain during spring melt? A quick winter drive and a conversation with a neighbour tells you more than photos in July.

6. Forgetting BC-specific closing costs

Buyers coming from outside BC are often surprised at closing. In addition to your down payment, plan for BC Property Transfer Tax — 1% on the first $200,000, 2% to $2M, and 3% above that — with partial exemptions for first-time buyers and eligible new construction. If the home will not be your principal residence, Kelowna is in the Speculation and Vacancy Tax area.

On resale, you'll also have property tax adjustments, and for strata properties, higher insurance premiums that are passed through in strata fees. For new construction, GST applies instead of PTT. Get a full written statement of adjustments from your notary or lawyer before you remove subjects so there are no surprises on completion day.

7. Buying leasehold or bare-land strata without understanding the title

Not all Kelowna homes are standard freehold. Some townhome complexes and a few condo areas are bare-land strata, where you own the home but share private roads and common areas and pay a monthly fee for that. Others, like portions of McKinley Beach and a few University District buildings, are leasehold, where you own the building but lease the land for a set term.

Leasehold can work well when it's prepaid and has a long remaining term, but financing rules are different, renewal terms matter, and resale can be slower. Always have your lawyer explain: Is this freehold, bare-land strata, or leasehold? If leasehold, how many years remain and is it prepaid? What do the monthly fees cover? Lenders will ask these same questions.

8. Trying to time the perfect bottom in a growing city

Since 2020, Kelowna has been one of BC's fastest-growing CMAs. In Q2 2026, aggregate prices were down slightly year-over-year but up quarter-over-quarter, with first-time buyers driving mid-market activity. Inventory is higher than in 2021-2022, which gives buyers more time and negotiating power, but it hasn't meant a return to 2019 pricing in the most desirable pockets.

Waiting for a crash while trying to buy in Wilden, Lower Mission, or Upper Mission often just means watching prices move without you. A more effective approach in 2026 has been to pick the area that fits your 5-10 year plan, then negotiate hard on subjects, price, and condition, rather than trying to time the exact market bottom.

9. Skipping a full seasonal and insurance review

Every Okanagan home benefits from a local insurance review early in your buying process. That review should cover standard coverage, any extended replacement cost options, personal liability, and what your responsibility would be for strata deductibles if you're buying a condo.

For homes near natural edges — forested areas, hillsides, or near creeks — it's also wise to look at ongoing maintenance that helps protect any home: up-to-date roofing, cleared gutters, maintained decking and fencing, and landscaping that follows FireSmart BC principles. These are positive features that many Kelowna sellers are proud to show.

During an active fire week, please put community first. Avoid booking viewings near active response areas, respect all evacuation alerts and road closures, and allow flexibility if a seller or tenant is impacted. For official updates, rely on City of Kelowna Emergency, EmergencyInfoBC, and BC Wildfire Service.

If you're looking right now, I'm happy to walk you through which of these checks matters most for the specific area you're considering — Glenmore vs. Black Mountain vs. Pandosy each have a different checklist.

For general information only and not legal, tax, or insurance advice. Please verify zoning, bylaws, and insurance with the City of Kelowna and licensed professionals.