Off-campus housing guide: Finding a place to live in Kelowna

Where to search for housing

There are several local sites where you can search for housing in Kelowna; however, UBC Okanagan’s AVP Office recommends taking a look at Places4Students.

Learn more about Places4Students 
Visit the Places4Students listings site 

We also recommend Happipad, a homeshare service that provides students the opportunity to connect with and rent rooms from homeowners in Kelowna. 

Happipad provides a unique housing solution that matches students with compatible homeowners in the area. Through a shared living experience, students can find a home away from home where they will love to live.

Visit the Happipad Share Space

A variety of community listings for housing can also be found at: 

Even with all these available locations for finding housing, it is important to be diligent in your search and identify what you want, where you want to live, and avoid fraud and scams. All these steps are detailed further in this guide. For more resources, visit the Live off-campus webpage. 

When to search for housing

When to search for housing depends on your intended move-in date and location. In general, start searching within the four months before your desired move-in:

  • May move-in: Search January–April
  • September move-in: Search May–August
  • January move-in: Search September–December

These dates align with the start of university semesters. Searching too early can lead to confusion, as listings may be for the wrong term.

Starting early helps you understand the market, but listings increase closer to move-in, with peak availability in the second-last month before the semester begins. Waiting too long can limit your options, as rentals are first-come, first-served. Stay alert even if you’re hoping for more listings later.

Know your budget

The cost of renting in Kelowna can vary greatly depending on location and the rental suite’s condition. Many UBCO campus students choose to live in basement suites (also called “ground floor suites”, “walk-out suites”, or “garden suites”). Basement accommodations tend to be $50 to $100/month cheaper than apartments. 

When searching for rentals, it’s important to know:

  • How much rent you are willing to pay 
  • What costs are included in the rental price 
  • What other costs you will need to consider  

One-time costs include your security (damage) deposit (maximum of half a month’s rent) and furnishings. Recurring monthly costs include rent, utilities, Internet (if not included), household purchases, renters’ insurance (optional), and food.

Further up-to-date information on the costs of renting can be found online. Some websites, like Expatistan, include estimated costs of food, gas, and housing.

What to look for in a place to live

Before choosing a house, it is best to know:

  • How many bedrooms and bathrooms you will want (i.e., the number of tenants/roommates and whether or not you wish to share a bathroom)
  • Whether or not you need a parking space
  • Whether or not you wish to have laundry available in your unit, on-site, or commute to a nearby laundromat
  • Whether you need a fully furnished place, and whether all utilities must be included
  • What amenities do you want nearby (bus stop, grocery stores, parks, shopping centers, pharmacies, and more)
  • Which dates you are hoping to rent

It is wise to view any potential living spaces in person to assess if the listing information is accurate and if the unit meets all your needs.

Types of rental properties in Kelowna

Apartment or suite

An apartment is a residential unit within a larger building, typically rented and managed by a property management company responsible for maintenance and common areas.

Lease terms can vary, from short-term (a few months) to one year. In Kelowna, apartments usually have one to three bedrooms and one to three bathrooms. For example, a 2-bed 1-bath or a 3-bed 2-bath. Units may be rented by families, couples, or roommates.

Apartments may include amenities such as in-suite laundry, a dishwasher, utilities (hydro, water), air conditioning, and more, or none at all. They may also be furnished or unfurnished. Always confirm what is and isn’t included before renting.

Condo

Condominiums (or “condos”) and apartments are similar, but key differences exist.

Apartments are typically managed by a single property owner or company, while condos are individually owned, meaning you rent directly from the condo owner.

Condos often come with added amenities like cleaning services, a pool, or a gym, depending on the unit. In this sense, a condo is like a more upscale apartment and may cost more. You may also be required to pay a Homeowners Association (HOA) fee, which covers the maintenance of shared and outdoor spaces.

House/Townhouse/Duplex

You may come across listings for a room in a house, townhouse, or duplex.

A house is a free-standing residential building. A townhouse is attached to others in a row and may have multiple stories. A duplex is a single building split into two separate units, side by side.

Renting a room in one of these typically means living with others (even the landlord) and sharing common spaces like the kitchen, living room, laundry, and possibly a bathroom. Because you’re living in someone else’s home, rules can be stricter.

Alternatively, you may rent an entire house, townhouse, or duplex with roommates or family, from a landlord who does not live on the property, similar to renting a larger apartment.

Basement or garden suite

Basement suites are a popular housing option in Kelowna. They function like apartments, complete with living space, kitchen, bedrooms, and bathrooms, but are located in the basement of a house.

Some have private entrances, while others require access through the main house, meaning you may or may not interact with the upstairs residents.

Basement suites often include amenities like laundry or an oven, though these may be in shared areas rather than within the suite. Layout and size vary, so always view the unit before committing.

Kelowna neighbourhoods

  1. Academy Way

    Academy Way is a popular off-campus area for UBCO students, offering a mix of apartments, townhomes, and houses. Located 10–30 minutes on foot from campus, it’s serviced by its own bus route.

    VEDA apartments offer studio units, while University District apartments have two to three bedrooms, commonly shared by students. Amenities are limited. There are no grocery stores and few restaurants nearby, and the walk to campus includes a steep hill, which can be challenging in winter.

    Note: The area is also marketed as University District or Academy Hill by different developers, so using these terms in your housing search may yield more results.

  2. Rutland

    Rutland is a large, mostly residential Kelowna neighbourhood popular with students for its proximity to campus and wide range of amenities. Campus is accessible by car or several bus routes in as little as ten minutes, though some areas may require a short walk to the nearest stop.

    The main transit route offers grocery stores, restaurants, pharmacies, clinics, and outdoor spaces. While student-focused apartments like The Artium and Rosedale Residence exist, most rentals are townhomes, houses, or basement suites.

  3. Quail Ridge

    Quail Ridge is a residential area just north of campus, featuring resort-style apartments and smaller houses. It’s connected to UBCO by the Pine Trail (about a 25-minute walk) and a direct bus route that takes around ten minutes.

    Set atop a ridge and surrounded by golf courses, it offers scenic views, but limited amenities (the only on-site options are the golf course and its restaurant). The closest grocery store and restaurants are in the Airport District, a 30-minute walk or a bus ride requiring a transfer at the UBCO Exchange.

  4. Glenmore

    Glenmore is a valley neighbourhood between Dilworth and Knox Mountains, located between campus and downtown Kelowna. It offers a range of housing, from single-family homes to condos.

    The area has restaurants, grocery stores, and a 15-minute express bus route to campus with two local stops. It also provides easy access to downtown Kelowna and Okanagan Lake for additional amenities and recreation.

  5. Downtown Kelowna

    Downtown Kelowna offers many apartments and houses, along with easy access to amenities like grocery stores, diverse restaurants, festivals, and cultural events. It’s also home to key attractions including the Queensway Exchange (Kelowna’s main bus loop), the Kelowna Museum, Okanagan Library, Prospera Place, and several art galleries.

    While vibrant and appealing, downtown is one of Kelowna’s more expensive areas and can take more time to reach campus. The fastest express bus takes 30 minutes from Queensway Exchange.

  6. Mission

    The Mission neighbourhoods, both lakeside and hillside, are the furthest from campus while staying in Kelowna. Due to the distance and limited transit options, travel can take over an hour by bus or car, making it less popular with students.

    Housing mainly consists of freestanding homes, with some basement suites and rental apartments. Its lakeside location and views make it one of the more expensive rental areas. Amenities such as grocery stores and restaurants are mostly found along main streets.

  7. Outside Kelowna (Lake Country and West Kelowna)

    West Kelowna and Lake Country are nearby Okanagan regions that may suit students. Lake Country, north of Kelowna, offers basement suites and apartments 10–30 minutes from campus. Rent tends to be cheaper, but many homes lack nearby bus access. With a car, the commute is quicker via Highway 97.

    West Kelowna, found on the opposite side of the Okanagan Lake from campus, offers varied rentals and amenities, including basement suites with lake views. However, the commute to campus is about 30–40 minutes by car and longer by bus, which can be challenging for students. The commute also requires commuters to cross the William R. Bennett Bridge, which can be very congested during peak travel times.

Transportation and groceries

Transportation

Living off-campus means planning how you’ll get to UBCO. Students in areas like Academy Way or Quail Ridge may walk or use rentable e-bikes, but those farther away often need to rely on bus routes or personal vehicles. Even if you walk or bike, a bus may be needed for errands or in winter when paths are snowy.

Kelowna’s bus system is operated by BC Transit; their schedules and maps tool, as well as tools like Google Maps or the Transit app, can help with route planning. During the regular semester, students receive a U-Pass as part of their fees, providing free bus access. In summer, it must be purchased separately.

Kelowna offers several alternative transportation options, including ride shares like Uride and Uber, taxis, and Lime’s rentable bikes and scooters. UBCO is connected to bike-friendly routes from areas like downtown, the airport, and Rutland, making cycling safe and accessible.

If you drive to campus, be aware of UBCO’s parking system and costs. There are ten lots for off-campus students. Nine offer full-year passes, while others are for short-term parking only. Parking passes are purchased annually through a high-demand application and waitlist process. Without a pass, hourly parking is available, with rates and restrictions varying by lot. See the Student Permits and Short-term Rates pages for full details.

Alternatively, you can park near a bus stop and ride to campus, or park off-campus and walk, though spots are limited.

Grocery Stores

Living off-campus comes with some additional responsibilities that include finding your food and amenities. The Food Map for UBCO Students is a useful tool to find grocery stores, fruit stands, international food stores, and more, and can be an important reference when deciding how accessible an off-campus home is for these amenities. There are even more locations than the food map shows, as stores are always changing, so when in doubt, an additional search on maps can be useful, and even a visit in person to confirm the existence of a store.

If you would prefer not to take the bus or drive every time you need to visit a grocery store, grocery delivery apps/ websites are a promising alternative, but will come at a cost for the convenience.

Viewing potential properties

If you have found a place you think you would like to live in, the next steps after reaching out are to try and arrange a viewing to see in more detail what the property looks like and have a conversation with the owner or landlord. Viewing a property is also a good guarantee against it being a housing scam (more on scams in the next section).

When viewing in person, it’s a great idea to do the following:

  • Bring a cellphone/camera to take photos and refer to them when deciding about where to live
  • Inquire about what utilities are included with rent, if any (i.e., water, gas, cable, internet)
  • Ask the property manager/landlord about the following:
    • Their contact information for further correspondence
    • Who to contact in case of an emergency
    • If you have a pet, are they allowed
  • Check for laundry machines, or if the laundry is in the apartment building
  • Take pictures of any damage to the apartment/house
  • Check the functionality of the lights in the house
  • Check locks
  • Look for the closest fire exit and extinguishers
  • Check for heating and air-conditioning, and ask about their impact on bills

If you are not in Kelowna or are unable to visit

  • Ask the landlord to have a video showing of the unit (over FaceTime, Facebook Messenger, WhatsApp, etc.)
  • If a live video showing is not possible, ask the landlord to send a video walkthrough of the unit. This helps to better understand the size and current condition of the unit (and a great way to avoid housing scams)

It is recommended to view the property in person to have a more complete understanding of existing issues or damages, and to work with your new landlord to create a Condition Inspection Report. More details about this process and the legal process, and the impact can be found through the BC government Move-in condition inspection page.

Housing scams and how to avoid them

A “scam” is a fraudulent scheme that fools people into giving away their money for nothing in return. Scams can be common when finding housing over the internet.  

Sites like Craigslist, Facebook and Castanet can be littered with scams. When using sites like these, it is helpful to know the techniques that scammers use and you should never send anyone money until you are confident that the person and the listing is real. 

Below are a few red flags that could mean a listing is a scam.

  1. It sounds too good to be true
    A 5-bedroom house available for rent for only $800 in a great neighborhood? That sounds like a great deal, right? Beware! If a deal sounds too good to be true, it probably is. Scammers will often try to lure people in by giving amazing prices or deals. If it’s super cheap, it could be a scam.   
  1. The photos are the same as another posting
    Scammers often steal photos from other advertisements and then use them in their ads. Now, since there are so many ads you might not know that the photos are stolen, but be on the lookout for this!  
  1. There are too many details
    Scammers often give lots of details about why they are selling something. It can often include a hard-luck or long, convoluted story. This is to either gain sympathy or confuse the buyer. If there are too many details, it could be a scam.  
  1. They ask for money up-front
    This is the most common way of spotting a scam. If someone asks for money before you have seen the unit or signed a contract/rental agreement, then it could be a scam. Before sending a down payment, ask to at least meet with the landlord in-person, or over a video call. You can also ask them to send you a photo of their driver’s license. 
  1. It originates overseas
    Lots of scams come from overseas so if the seller is located overseas, it could be a scam.
  2. The landlord makes excuses about not being able to meet or view the unit. 
    If the landlord refuses to show you the place (even virtually), it may be a scam. Most importantly, never pay the security deposit or rent before signing the lease, and do not sign the lease before viewing the place in person or virtually. 

What should I do if I get scammed?

It is difficult to track scammers down, but there are a few ways you can try to get your money back. If you do get scammed, you should:  

  • Contact your bank and cancel any cheques or payments made to the scammer 
  • Contact the police non-emergency line and give as many details of the crime as possible 
  • Contact the online site so that they can prevent the individual from scamming others in the future
  • Update your anti-virus software on your computer to prevent viruses from the scammer

Report fraud and scams in BC