Frequently asked questions

I'm licensed to work with many lenders, not just one bank. Over the years I've built strong relationships with those lenders, and I use the leverage of those relationships to get you the best mortgage terms for your situation.

That means I do the shopping, the paperwork and the back-and-forth with the lender for you. Most importantly, I explain your options in plain language so you understand exactly what you're signing.

For most residential mortgages, no. The lender pays our brokerage when your mortgage closes, so you don't pay us a fee.

Some files are different, such as private or alternative lending and some commercial mortgages. If there will be a fee, I tell you up front and confirm it in writing before you commit to anything. Any fee is paid to the brokerage, never to me personally and never in cash.

My answer is always the same: I don't have enough information yet to give you a rate. Your rate depends on things like your down payment, income, credit, the property and the mortgage features you need.

Rate is important, but it's only part of the story. A low rate with a big penalty or the wrong features can cost you more in the end. Once I understand your plans, I'll show you real options side by side. You'll never hear me say "best rate guaranteed."

I spent nearly 22 years at TD, so I know how the banks work from the inside. A bank can only offer its own products. As a broker, I can compare many lenders, including big banks, credit unions and lenders you may never have heard of, to find the one that fits.

And if your current bank's offer really is the best fit for you, I'll tell you to stay. My job is to get you the right mortgage, not just a mortgage.

Me and Sarah. I'll be your main contact for advice, and Sarah, our Director of Financing, keeps your file moving with the lender and makes sure every document is in order. No call centre, no being passed around.

We're based in the Ottawa area, and I'm licensed in both Ontario and Alberta. Most of our meetings happen by phone or video, so we can work around your schedule wherever you are.

• We talk. A free call about your goals and your plans for the next 5 to 10 years.
• You apply. A secure online application that takes about 10 to 15 minutes.
• We review. We go through your documents and let you know right away if anything is missing.
• You choose. I walk you through your options side by side on a video call.
• We get it approved and closed. You'll hear from us at every step through to closing day.

And we don't disappear after closing. When renewal comes around, we'll be there for a full review.

It depends on your situation, but most people need:

• Government photo ID
• Proof of income: a recent pay stub and employment letter, plus your last two years of T4s or Notices of Assessment
• If you're self-employed: your last two years of T1 Generals and Notices of Assessment, and business documents
• Proof of your down payment: usually 90 days of account statements
• For a purchase, the signed offer and MLS listing; for a renewal or refinance, your current mortgage statement and property tax bill

Don't worry about getting it perfect. We'll send you a clear list for your situation. Please never email your SIN or banking passwords. We collect sensitive information securely.

Yes, with your permission, because it's one of the first things a lender looks at. A credit check can lower your score by a few points for a short time, but it's a normal part of getting a mortgage.

The advantage of a broker is that we can usually use that one check to compare many lenders, instead of you applying at bank after bank.

Once we have your application and documents, a pre-approval usually takes a few business days. Most lenders will hold your rate for 90 to 120 days while you shop.

Keep in mind that a pre-approval isn't a final approval. The lender still reviews your documents and the property you buy. That's why we do the work up front, so there are no surprises later.

• 5% of the first $500,000 of the purchase price
• 10% of the portion between $500,000 and $1.5 million
• 20% if the price is $1.5 million or more

If you put down less than 20%, you'll need mortgage default insurance (like CMHC), which is added to your mortgage. Try different numbers in the mortgage calculator on our homepage or in my free Mortgage Toolbox app.

Not before we talk. Renewal is the best time to review your mortgage, and most of my renewal conversations turn into a plan, not just a signature.

Reach out about four to six months before your renewal date. If you'd like to talk to your bank first, go for it. Ask them for a renewal strategy that fits your next 5 to 10 years, what it would cost to restructure, and to put any fees in writing. Then let's compare. If staying put is your best move, I'll tell you.

Nobody knows for sure where rates are going. Not me, not the bank economists. So instead of guessing, we look at which features fit your life: your budget, how much certainty you need, and how likely you are to move or refinance before the term is up.

I wrote a full breakdown on the blog, including a simple trick I give every variable-rate client.

Yes. Self-employed files just take a bit more preparation. Lenders look closely at your tax returns and how long you've been in business, so how your taxes are filed matters.

Talk to me early, ideally before you file your taxes. I've spent many hours coaching self-employed clients through this, and we have access to lenders with programs built for business owners.

Often, yes. Being declined at one bank doesn't mean you'll be declined everywhere. Alternative and private lenders look at files differently, and sometimes a short-term solution now sets you up for a better mortgage later.

I'll always be upfront about what's realistic, what it will cost, including any fees, and what we can do to improve your options.

Usually, yes, but there's often a penalty. On a variable rate, it's typically three months' interest. On a fixed rate, it's usually the greater of three months' interest or the Interest Rate Differential (IRD), which can be much higher.

Before you break a mortgage, call me. We'll get the real number from your lender and see whether breaking, porting or blending makes the most sense.

Yes. We help with construction and custom builds (financing paid out in stages as your home goes up), commercial and mixed-use properties, reverse mortgages, and separation or divorce buyouts. Each one has its own booking option on our Book a Call page.

You should always check. In Ontario, I'm licensed with the Financial Services Regulatory Authority of Ontario (FSRA) as a Mortgage Agent Level 2, licence #M24000343, with Dominion Lending Centres Complete Mortgage Solutions, brokerage licence #13237. In Alberta, my RECA ID is CON-00138508.

You can look up any mortgage agent or brokerage on FSRA's public registry.

Yes. Applications go through a secure online portal, and we'll never ask you to email your SIN or banking details. Your information is only shared with lenders and insurers with your permission, to get your mortgage done.