The right mortgage, without the legwork.

For most mortgages, nothing. The lender pays us when your mortgage funds, so you get advice and access to 50+ lenders at no cost to you. A few situations, such as private lending and some alternative lenders, can involve a fee. If yours does, we'll tell you the amount upfront, in writing, before you commit to anything.

Your bank can only offer its own mortgages. We compare banks, credit unions and lenders that only do mortgages, so you can see rates, prepayment options and penalties side by side. You fill out one application and we do the shopping. At renewal, we compare offers again instead of leaving you with one.

5% of the first $500,000 of the price, plus 10% of the portion from $500,000 up to $1.5 million. For example, a $700,000 home needs at least $45,000 down ($25,000 plus $20,000). At $1.5 million or more, you need 20% down. With less than 20% down, you'll also pay for mortgage insurance, which is added to your mortgage.

It depends on your income, your debts, your down payment and the stress test. For an insured mortgage, your housing costs (mortgage payment, property tax, heat and half of any strata fee) can be up to 39% of your gross income, and all your debts together up to 44%. You qualify at the higher of 5.25% or your rate plus 2%. Our calculators give you a quick estimate, and a pre-approval gives you a firm number.

Usually one to three business days once we have your documents. Most pre-approvals come with a rate hold of 90 to 120 days, so your rate is protected while you shop. To speed things up, have your ID, recent pay stubs or tax returns, and statements for your down payment ready.

About four months before your maturity date. Most lenders let you hold a rate for about 120 days, and if rates drop before you renew, you can usually still take the lower one. Since November 2024, a straight switch to a new lender at renewal doesn't have to pass the stress test again, so moving is easier. Sign up for a free reminder and we'll tell you when it's time.

Yes. We'll check which programs you qualify for and how to use them together: BC's first-time buyers' property transfer tax exemption (up to $8,000, on homes up to $835,000), the First Home Savings Account ($8,000 a year, up to $40,000), the RRSP Home Buyers' Plan (up to $60,000 each) and, for a newly built home, the GST rebate. First-time buyers can also get a 30-year amortization on an insured mortgage.

Yes. Most lenders want two years of tax returns and Notices of Assessment, and some add back certain business expenses, such as depreciation, to your income. If your taxable income is low because you write off a lot, some lenders look at your bank statements or stated income instead, usually at a higher rate or with a fee. We'll lay out the options side by side.

Often, yes. Permanent residents can often buy with as little as 5% down through insured newcomer programs, even with a short Canadian credit history. If you're on a work permit, ask us first: federal rules limit which non-permanent residents can buy, and some lenders ask for a larger down payment. We'll tell you which lenders fit your situation.

No. We help buyers and homeowners across British Columbia, from Vancouver, Surrey and the Fraser Valley to Kelowna, Kamloops and Vancouver Island. Most of the process happens online and by phone, and you can book a call or video meeting at a time that suits you. Our office is at 525 W 8th Ave in Vancouver.