Mortgage Solutions
Whether you're moving up, porting, or buying an investment property, we shop 30+ lenders and structure the file around your situation, not the lender's product mix.
Each one has its own math, its own lender shortlist, and its own timing problem. Find yours below, along with what we work through on it.
You're not at renewal yet, so porting vs. breaking is the call that drives everything else.
Your closings don't line up, and you need to qualify on the new property without proceeds from the old one.
Rental files have stricter qualifying rules: 20% down minimum and most lenders use only 50% of rental income.
Out-of-province or out-of-country move. Lenders treat the file differently when you're new to the market.
On most A-lender purchase files, the lender pays our commission on funding, so there's typically no cost to you.
Fixed buys peace of mind. Variable buys flexibility.
If there's any chance you'll sell or refinance within the term, variable's smaller break penalty almost always wins on the IRD math, even if the rate is slightly higher. If you're staying put, the small premium for fixed is what you pay for certainty.
Term length matters more than people think.
Five years is the default out of habit. One- to three-year terms make sense if you expect rates to fall, if there's a sale on the horizon, or if your blended-rate options at renewal would be better than locking now. Ten-year terms are rarely cheapest but lock in for a decade of zero decisions.
Prepayment privileges quietly compound.
Lump-sum room, payment-increase room, and double-up payments vary widely between lenders. On a 25-year amortization, a lender that lets you prepay 20% annually can shave 5+ years off the schedule. Worth optimizing for if you have income variability or expect bonuses.
Every lender handles these three differently. We benchmark them against your file before quoting: penalty math, prepayment room, and renewal flexibility included.
Not sure which file describes yours?
No commitment to start. Tell us about your purchase and we'll quote the rate and structure that fits.
Yes. Even in slower markets, sellers and their agents take pre-approved buyers more seriously. And you don't want to fall in love with a $900K home only to find out you qualify for $700K. That's a hard conversation we'd rather have at the start.
Yes, with most lenders. Porting moves your existing rate and term to the new property when you sell and buy, which is useful if you're mid-term on a low rate. Sale and purchase typically need to close within 30–120 days of each other (lender-dependent), and the new property has to qualify on its own. If you're increasing the mortgage amount, the new portion gets blended with your existing rate. We coordinate the port and run the blended-rate math if it makes sense for your file.
The Interest Rate Differential (IRD) penalty is what most lenders charge if you break a fixed-rate mortgage mid-term. It compares your contract rate to today's posted rate for the time remaining, and the calculation method varies by lender. Big-bank IRDs are usually higher than monoline IRDs for the same situation.
Before you decide to break, we calculate your real IRD against your lender's specific method, then compare it to your blended-rate options and the cost of staying. The cheapest move isn't always the obvious one.
Usually, yes, but you'll need to qualify carrying both properties on your debt ratios, at least on paper. Some lenders accept a firm sale agreement as proof your current home is gone; others need it closed. If your closings don't line up, bridge financing covers the gap, typically 90 days, sometimes 120. We line this up alongside the purchase file so there's no scramble.
Depends on the file. Federal minimums for an owner-occupied purchase are 5% on the first $500K, 10% on the portion from $500K–$999K, and 20% on $1M+. Investment properties always require 20% minimum. Down payments under 20% on an owner-occupied home require mortgage default insurance (CMHC, Sagen, or Canada Guaranty), which adds a premium to the mortgage balance but doesn't come out of pocket.
Tell us about your situation. We'll match you to the right product and lender.
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