What we do
Every kind of mortgage. One honest process.
Whatever stage you’re at, the work is the same: understand your goals, match you to the right lender on a single application, and explain everything in plain language. For standard residential mortgages, our service costs you nothing — the lender pays us when your mortgage closes.
01Purchase financing
Buying a home.
From first viewing to closing day, we arrange purchase financing that fits the home you actually want — whether it’s a first condo, the family upgrade, or the forever house. You house-hunt; we find the lender and the product that fit your situation.
- First-time buyer? We stack every program you qualify for: the FHSA, the RRSP Home Buyers’ Plan, and land-transfer-tax rebates.
- As little as 5% down gets you started; we’ll show you exactly what default insurance adds and whether waiting to save more is worth it.
- Self-employed, new to Canada, or bruised credit? We work with lenders who underwrite real-life income, not just T4s.
02Shop with certainty
Pre-approvals & rate holds.
Know your real budget before you fall for a house. A pre-approval tells you exactly what you can offer, shows sellers you’re serious, and locks your rate while you shop.
- Typically approved in 24–48 hours once we have your documents.
- One application, one credit pull, shared across every lender we approach — your score isn’t dinged bank by bank.
- Rates held for 90–120 days: if rates rise you’re protected, if they fall you take the lower one.
03Mortgage up for renewal?
Don’t just sign the bank’s renewal letter.
Many mortgages renewing today were signed at pandemic-era rates near 2%. Your lender’s first offer is rarely their best; it’s priced for people who sign and mail it back. Renewal is the one moment you can switch lenders at little to no cost, so we treat it as a fresh decision: your file, deliberately matched to the lender who fits it now.
- We review your renewal letter and tell you, in plain language, whether it’s worth taking.
- One credit check, deliberately placed with the right lender — bank, credit union or monoline.
- Lock a 120-day rate hold now: if rates rise you’re protected, if they fall you take the lower one.
04Put your equity to work
Refinancing & equity take-out.
Lower your payments, consolidate high-interest debt into one manageable payment, or unlock equity for a renovation, an investment, or whatever’s next. We run the numbers honestly — penalty included — and sometimes the honest answer is “stay put.”
- Borrow up to 80% of your home’s appraised value.
- Roll credit cards and loans at 20%+ into one mortgage-rate payment.
- We calculate the break-even — penalty versus savings — before you commit to anything.
05Beyond the standard file
Construction financing.
A custom build or a top-to-bottom renovation isn’t financed the way a finished house is. The money arrives in stages, each one released against work that has actually been done — so the mortgage has to be built around your construction schedule rather than the other way around.
- Draw mortgages matched to your build schedule, from foundation to finished.
- Progress advances released against inspection, with appraisal and holdback handled for you.
- Access to lenders who actually want these files, including credit unions and private capital.
06Property that earns its keep
Commercial mortgages.
Commercial lending runs on different arithmetic. What the property earns matters as much as what you earn, almost nothing about the terms is posted, and the lenders who do this work are largely not the ones who wrote your house mortgage. Every file is negotiated from scratch — which is exactly why it helps to have someone who does it regularly.
- Owner-occupied premises, investment property, retail, industrial and mixed-use.
- Multi-residential from five units up, including CMHC-insured apartment financing.
- Rate, amortization, term and covenants are all negotiable — so we negotiate them.
07Borrow once, use it for years
HELOCs & lines of credit.
A home equity line of credit is arranged once and then simply sits there. You draw what you need when you need it, interest accrues only on the balance you have actually used, and the room comes back as you repay. For anything that arrives in instalments rather than all at once, that beats a lump-sum refinance.
- Up to 65% of your home’s value as a standalone line, or 80% combined with a mortgage.
- Interest on what you’ve drawn, not on what you’ve been approved for — an unused line costs nothing to hold.
- Readvanceable mortgages, where your available credit grows as the principal comes down.
08Short term, and meant to stay that way
Second mortgages & private lending.
A second mortgage registers behind the one you already have, so your first mortgage keeps its rate and its term untouched. It’s underwritten on the equity in the property and on a credible plan to get out of it, rather than on a credit score. It also costs more than a first mortgage — which is why we arrange one only when the exit is real.
- Your existing mortgage stays where it is: no penalty, no renegotiated rate.
- Assessed on equity and exit rather than income documents; funding in days, not weeks.
- Bridge financing for the gap when your purchase closes before your sale does.
09For homeowners 55+
Reverse mortgages.
House-rich and cash-light is a real place to be after decades in the same home. A reverse mortgage turns part of your equity into tax-free cash — without selling, without moving, and without a monthly payment.
- No monthly payments; the loan is repaid when you sell or leave the home.
- You keep full ownership and title, and you can never owe more than the home’s fair value.
- Tax-free proceeds that don’t affect OAS or GIS benefits.
How it works
From first call to keys in hand.
The same four steps behind every service above — purchase, renewal, or refinance.
A 15-minute conversation
Phone, video, or in person. We learn your goals, income picture, and timeline, no documents needed yet.
Pre-approval & rate hold
One application, one credit pull. Your rate is held for up to 120 days while you shop, protected if rates rise.
We match & negotiate
We weigh rate, prepayment privileges, and penalties across our lenders, then negotiate the right fit.
Close with confidence
We coordinate with your lawyer and lender to closing day, and stay your broker for every renewal after.
Today’s rates
Your real rate isn’t on a billboard.
Mortgage rates change daily based on market conditions, your credit profile, loan type, down payment, and other factors. We negotiate rate and terms with the lender who actually fits your file. Contact us today for a personalized rate quote.
Free consultation: we’ll compare options from top lenders for you.
Not sure which one you need?
Tell us what you’re trying to do. We’ll tell you what’s possible.
Five minutes with a broker sorts out which route fits — and what it would take to get there.