First-time homebuyers
A pre-approval you can actually shop with, and an honest budget before you fall in love with a listing.
- Rate-held pre-approval and a clear maximum price
- Stress-test explained, with the qualifying payment in writing
- Down payment sources: savings, gifted funds, RRSP Home Buyers' Plan, FHSA
- Closing-cost checklist so nothing lands as a surprise
Renewals & refinances
Roughly six months before maturity is the right time to look. Switching lenders at renewal is usually straightforward — and often free.
- Market comparison against your renewal offer, in writing
- Refinance to consolidate high-interest debt, up to 80% of value
- Equity take-out for renovations, tuition or a second property
- Break-penalty math done before you decide, not after
Self-employed
Write-offs that help at tax time can hurt at mortgage time. Some lenders read a business owner’s income very differently than others.
- Business-for-self and stated-income programs, insured and uninsured
- Sole proprietors, incorporated borrowers and commission earners
- Add-backs, T1 Generals, NOAs, financial statements and bank-statement files
- Guidance on how to structure the next two tax years if you're planning ahead
New to Canada
Permanent residents and work-permit holders can buy sooner than most people expect — with the right lender and the right paperwork.
- Newcomer programs for buyers with limited Canadian credit history
- Foreign income, overseas assets and international credit references
- Down payment tracing rules explained up front, including gifted funds from abroad
- A credit-building plan so your next mortgage is a prime one
Investors & rentals
One door or a dozen. Structure matters as much as rate once you're building a portfolio.
- Rental purchases with 20%+ down, plus 2–4 unit properties
- Rental offset vs. add-back — the difference can be a whole extra property
- BRRRR refinances and equity recycling between deals
- Portfolio and coverage-ratio lenders when the big banks stop counting doors
Tough files
A "no" from one lender is not a "no" from the market. Alternative lending is a bridge, not a destination.
- Bruised credit, collections, past bankruptcy or consumer proposal
- Alt-A and B-lender placements with realistic fees disclosed up front
- Private first and second mortgages for short-term situations
- An exit plan with dates: what has to happen to get you back to prime