Services
Find your lane. Then we plan it. $ Buying a home From pre-approval to the keys.
Pre-approval Down payment Closing costs
Details and what to ask Home Purchase Mortgage financing when you buy a home, from pre-approval through closing.
Who it may suit: Buyers moving up, downsizing, relocating or buying their next home.
Down payment size and source Closing costs, which are separate from your down payment How a pre-approval differs from a final approval Fixed vs. variable and term length Questions to ask:
How much of a payment am I comfortable with, not just qualified for? What happens if rates change before I close? What are my total closing costs? 1 First-time buyers A clear path from budget to move-in day.
FHSA + HBP Land transfer refund 30-year amortization
Details and what to ask First-Time Home Buyers A guided path through qualification, down payment, closing costs and preparation.
Who it may suit: Anyone buying their first home who wants to understand the process before making offers.
Minimum down payment and mortgage default insurance when the down payment is under 20% Government programs that may apply, so ask what you may be eligible for Budgeting for legal fees, land transfer tax and moving costs Credit history and documents lenders usually ask for Questions to ask:
What should I do in the months before I apply? Which programs might I qualify for? What costs come after the offer is accepted? ↻ Renewals Do not sign the first letter. Compare first.
Compare lenders Rate hold Switching options
Details and what to ask Mortgage Renewal Reviewing your options before you accept your lender's renewal offer.
Who it may suit: Homeowners within roughly 120 days of their term ending, or anyone curious about their options.
Your lender's offer is one option, not the only one Switching lenders at renewal can involve different requirements Penalties apply if you break a term early Whether to change term length or rate type Questions to ask:
When does my term end and what is my renewal window? What would switching require? What are the costs of changing? % Refinance & equity Use your equity or restructure your debt.
Debt consolidation Equity access New terms
Details and what to ask Mortgage Refinancing Restructuring your mortgage to change terms, access equity or reorganize debt.
Who it may suit: Homeowners with a change in goals, such as renovations, major expenses or restructuring existing debt.
Prepayment penalties on your current mortgage Appraisal and legal costs Qualification on current income and credit Borrowing against your home increases what you owe Questions to ask:
Does the overall cost make sense after fees? How long would I carry this debt? What are the alternatives? Debt Consolidation In some cases homeowners use mortgage refinancing to combine higher-interest debts.
Who it may suit: Homeowners with significant equity and multiple higher-interest debts who qualify.
Spreading debt over a longer amortization can cost more interest overall Not everyone will qualify Your home secures the new mortgage Changing spending habits matters as much as the structure Questions to ask:
What is the total cost over time? What are my other options? What happens if I run up balances again? Home Equity Financing Ways of borrowing against the equity you've built in your home.
Who it may suit: Homeowners considering renovations, education costs, investing or other major expenses.
Equity-based products can differ in structure, flexibility and cost Lenders limit how much of your home's value you can borrow against Variable-rate products can change in cost over time Questions to ask:
Which structure fits what I'm funding? How are payments handled? What are the fees? + Investment property Rentals and multi-unit, with the numbers tested.
Rental income Larger down payment Cash flow
Details and what to ask Investment Property Financing Financing considerations for rental and investment properties.
Who it may suit: Investors buying a first rental or growing a portfolio.
Lenders may treat rental income differently Down payment requirements are often higher Carrying costs, vacancies and reserves Tax and legal matters. Speak with a qualified accountant or lawyer Questions to ask:
How will rental income be counted? How much cash do I need to close? What if the property is vacant for a time? $ Self-employed Your income is real. Lenders just read it differently.
Tax returns Business income Alternative lenders
Details and what to ask Self-Employed Mortgages Qualifying with non-traditional income often needs different documentation.
Who it may suit: Business owners, incorporated professionals, commission earners and contractors.
Lenders may review multiple years of income Declared income vs. business write-offs Different lenders have different approaches Organized records help the process Questions to ask:
Which documents will I need? How will my income be assessed? How can I prepare ahead of time? Alternative & Non-Traditional Financing For borrowers who don't fit conventional lending guidelines, other lenders may have other options.
Who it may suit: Borrowers with credit challenges, unusual income, or complex files.
Alternative lenders may charge higher rates and fees Terms are often shorter, with a plan to move to conventional financing later Availability depends entirely on the lender's criteria Questions to ask:
What is my plan to transition later? What are all the fees? Is this a good fit for my timeline? ★ Newcomers New to Canada? We build the plan together.
ID & income Build credit Down payment history
Details and what to ask Newcomer Mortgages Considerations for eligible newcomers buying their first home in Canada.
Who it may suit: People who recently moved to Canada, including permanent residents and some work-permit holders.
Lenders look at status, credit history and employment Building a Canadian credit history takes time Down payment requirements may differ Documents from abroad may be requested Questions to ask:
What documents will I need? How can I build credit? Which programs may apply to me? ▲ Commercial Plazas, land, acreage and business loans.
Plazas Land & acreage Business loans
Details and what to ask Commercial Mortgages and Business Loans Financing for plazas, vacant land, acreages and other commercial property, plus loans for businesses that aren't buying real estate.
Who it may suit: Business owners and investors buying or refinancing commercial property, or funding a business.
Lenders focus on the property or business's income, not only your personal income Terms, rates and loan-to-value vary more by lender than for homes CMHC insurance covers only residential rental buildings of 5+ units Personal guarantees and equity requirements are common More than mortgages
Guidance that goes beyond the rate. Credit coaching Know what lenders see and how to strengthen it before you apply.
Prepare ahead A plan and timeline months before you buy, renew or refinance.
Tax benefits and programs Learn which programs may apply, such as the FHSA and Home Buyers' Plan, then confirm details with your accountant.
Annual checkups A yearly look at your rate, term and goals so renewal never catches you off guard.
Market analysis Plain-English context on rates and the housing market from public sources, not predictions.
Buy first, then plan Get into the market with the right financing, then plan your next investment step with the numbers in front of you.
Real estate for the long term Understand equity, leverage, cash flow and the risks before you invest.
Not just the rate An attractive rate can leave you worse off if the terms, penalties and flexibility don't fit your plans.
General information and mortgage guidance only. It is not tax, legal, credit-counselling or investment advice, and nothing here guarantees a result. For those matters, speak with a qualified professional such as an accountant, lawyer or financial planner. How it works: a free 30-minute call, a review of your income, down payment or equity, debts and credit, a side-by-side comparison, a secure application, and closing with your lawyer. I check in again before renewal.
Not sure which one fits? Tell me about your situation. I will point you the right way.