Foreign direct investment (FDI) plays a vital role in Canada’s economy, yet Ottawa manages a careful balance between openness and protective review. Investors need to grasp a dual reality: Canada generally embraces incoming capital, employment opportunities and technological advances, while applying focused oversight when matters of national interest, security or strategic sovereignty emerge. This article outlines the governing legal structure, highlights the strategic sectors drawing official attention, offers practical guidance for navigating the process, notes expected timelines and provides examples to assist foreign buyers in planning transactions involving Canadian assets.
The legal and institutional structure
- Investment Canada Act (ICA): The ICA sets out the federal framework for reviewing foreign takeovers of Canadian businesses. It features a conventional net benefit assessment for qualifying deals and a distinct national security review authority that operates without monetary thresholds. Oversight is carried out by the federal department charged with economic development and industry matters.
- Net benefit test vs. national security review: The net benefit test applies when transactions exceed specific financial thresholds and considers how the deal may advance Canada’s economic interests, such as employment, R&D, or capital commitments. The national security review, by contrast, may be invoked for any investment if officials suspect the transaction could pose risks to national security.
- Provincial and sectoral regulators: Provincial frameworks and industry-focused regulators also play key roles. Illustrations include provincial rules on land and farmland ownership, telecommunications licensing and spectrum management, Fisheries and Oceans for marine-related assets, and aviation authorities overseeing airports or air transport facilities.
- State-owned enterprises and sensitive parties: Transactions involving state-owned enterprises or foreign investors closely linked to foreign governments generally undergo heightened review and may be subject to more rigorous national security scrutiny.
Which industries face the closest examination
- Critical minerals and energy: Canada holds abundant mineral and hydrocarbon resources, and transactions tied to rare earth elements, lithium, nickel, uranium, or major oil and gas assets receive heightened scrutiny due to their strategic importance and supply-chain impact.
- Telecommunications, data and digital infrastructure: Control of networks, data centers, or entities managing substantial volumes of personal or sensitive information is closely monitored because of privacy concerns and espionage risks.
- Defense and dual-use technologies: Aerospace operations, cybersecurity enterprises, advanced manufacturing activities, and suppliers serving the armed forces consistently rank as top priorities for national security reviews.
- Transport and critical infrastructure: Assets such as ports, rail networks, bridges, and airports carry direct implications for national security and public safety.
- Real estate in sensitive locations: Residential and commercial properties situated near military bases, major infrastructure, or essential government facilities face monitoring, and several provinces have enacted taxes or restrictions targeting foreign residential purchasers.
- Food, agriculture and water resources: Oversight applies to farmland, processing sites, and food supply chains, given their relevance to food security and provincial policy considerations.
Key practical steps for foreign buyers
- Screen early: Once a target emerges, promptly evaluate whether the transaction meets the ICA net benefit threshold or might fall under a national security review, helping prevent unexpected issues or closing delays.
- Engage Canadian counsel and advisors: Local legal, regulatory and sector experts should guide filing requirements, industry-specific permits, stakeholder expectations and any likely conditions.
- Pre-notification consultations: Leverage confidential pre-notification discussions with the reviewing authority to resolve questions and identify possible national security concerns, which can streamline the formal review process and support mitigation planning.
- Consider deal structure: Structures such as minority stakes, joint ventures or staged acquisitions may avoid net-benefit review thresholds, though national security powers apply regardless of size.
- Prepare mitigation proposals: Be prepared to offer voluntary commitments, including Canadian board participation, pledges to sustain R&D or employment, data localization measures or limited access to specific facilities.
- Coordinate with provincial authorities: Real estate transactions, farmland acquisitions and resource licenses frequently require provincial approvals or registrations.
- Plan for timing and conditionality: Factor regulatory timelines and the possibility of conditions, remedies or divestiture orders into closing strategies and financing arrangements.
Schedules, expenses and anticipated results
- Timelines: Review periods can span from several weeks to many months. Initial assessments by staff are often completed within roughly 30–90 days, while more intricate net-benefit evaluations or national security reviews may stretch well past that window. Lengthy mitigation discussions can further prolong the process. It is prudent to anticipate that regulatory scrutiny will exceed the duration of a standard commercial closing.
- Costs: Fees for legal counsel, advisors and compliance efforts can be significant. When mitigation is imposed, carrying out and supervising required measures (for example, data ring-fencing or establishing Canadian subsidiaries) introduces continuing costs.
- Outcomes: Regulatory decisions may result in unconditional clearance, conditional approval with undertakings, orders to divest, or an outright ban. National security authority has, on occasion, been exercised to stop deals entirely.
Representative examples and key insights
- CNOOC’s acquisition of Nexen (2013): A high-value foreign acquisition by a Chinese state-owned enterprise that was approved after a public review. The deal proceeded with commitments aimed at protecting Canadian operations and investments. The case illustrates that state-linked buyers can succeed when they offer clear economic benefits and credible undertakings.
- Blocked transaction: a proposed takeover of a major construction firm (2018): The federal government blocked a takeover of a Canadian infrastructure company by a large foreign state-owned enterprise on national security grounds. The decision shows that infrastructure and construction companies connected to critical projects can trigger enforcement even when the bidder is willing to negotiate mitigations.
- Real-estate and provincial measures: British Columbia and Ontario introduced significant non-resident property taxes and registration requirements in response to housing affordability concerns. These provincial tools demonstrate that even if federal investment rules permit a purchase, local taxes and restrictions may materially affect deal economics.
