A mortgage should
fit your life.
Not the other way around. I shop 50+ lenders, explain the fine print before you sign it, and build a structure that still makes sense three years from now — not just today.
First-time buyers
Down payment rules, closing costs, what you actually qualify for, and how not to get outbid on a technicality.
Renewals
Your bank's renewal letter is an offer, not a verdict. Let's see what the rest of the market says first.
Refinance & debt
Roll high-interest debt into one manageable payment, or pull equity for a renovation or investment.
Investors
Rental financing, portfolio strategy, and structuring today's deal so it doesn't block tomorrow's.
A broker does more than find a rate
I'll guide you through the process, explain how home finance and the economy affect your file, address the concerns you haven't said out loud yet, and stay available long after the transaction closes.
A mortgage is a long-term commitment. Your choice of mortgage professional should be too.
- Pre-Approvals
- Purchase Applications
- Refinance & Renewals
- Interest Rate Holds
- First-Time Home Buyer Guidance
- Investment Property Financing
- Debt Consolidation
- Renovation Mortgages
- Home Equity Lines of Credit
- Self-Employed Mortgages
- Reverse Mortgages
- Bruised Credit Programs
- Private Financing
- Separation Mortgages
- Bridge Loans
- Ongoing Support
Run your own numbers, right now
These open my secure client portal — no sales call required. Play with the numbers, then bring me your questions.
Get Pre-Approved
Find out what you can realistically buy before you fall in love with a listing you can't have.
Start now → BuyingPurchase Application
Got an accepted offer or actively shopping? Start your full application here.
Apply → RenewingRenewal or Refinance
Compare what you're being offered against what's actually available in the market.
Explore options →The Mortgage HAVN Guide
Everything I wish someone had handed me before my first mortgage — written in plain English, with the numbers that actually matter and the questions most people don't think to ask until it's too late.
- The Mortgage HAVN GuideThe full walkthrough — pre-approval to closing day.
- Closing cost checklistWhat to budget beyond the down payment.
- Document prep listExactly what your lender will ask for, in advance.
- Rate & market updatesOnly when something actually changes. No spam, ever.
The things everyone wonders
A pre-qualification is when you give generalized information to a lender or an online calculator — nothing is verified — and you get an estimated maximum purchase price.
A pre-approval is when a qualified mortgage professional reviews your actual application, income and down payment documents, and verifies your credit bureau. That gives you a far more accurate number, and far more credibility with a seller.
For an owner-occupied property you may be eligible to put as little as 5% down — but remember, you still have to qualify for the whole mortgage amount based on your income and debts.
Above $500,000 the rules change: 5% on the first $500K and 10% on the remainder (up to $1M). Over $1M, you'll need a minimum of 20% down. Rental properties require a minimum of 20% down.
This is exactly where a broker earns their keep. Options include adding a co-signer, increasing your down payment, or paying down debts. And because I have access to multiple lenders, even if you don't fit one lender's guidelines, another may well approve the same application.
A co-signer is typically added when you don't qualify on your own. Their income and debts get added to the application. They go on title and on the mortgage documents, and the debt appears on their credit bureau — which can affect their own future borrowing.
A guarantor is usually added when you have limited or bruised credit history. In most cases the mortgage doesn't show on the guarantor's credit bureau, though this varies by lender.
Most people call it CMHC, but there are actually three providers in Canada: CMHC, Sagen and Canada Guaranty. It's mandatory when you buy with less than 20% down, and the premium is added to your mortgage.
It's an added cost, but it's also a very effective way into the market when you don't have 20%. Note that it protects the lender, not you, in the event of foreclosure.
On the vast majority of standard residential deals, the lender pays the broker — so my advice costs you nothing. Where a file requires alternative or private financing, fees can apply, and I will tell you about them clearly and in writing before you commit to anything.
Let's find out what you actually qualify for
A quick call, an honest answer, and a plan you understand. That's it.