Confident mortgage decisions start here.

Typically, no. On most residential mortgages, the lender pays me a finder's fee when your mortgage closes, so there is no cost to you.

Working with me means I can see rates across lenders and know where I can negotiate the best rate and term. The only time a broker usually charges a fee is on an alternative (B lender) mortgage, and I would tell you what it costs upfront, in the first conversation.

Working with a trusted broker can often save you money over the long run, through good advice, lender deals only available to brokers, and volume discounts some lenders offer.

Often yes, sometimes no. As a mortgage broker, I have access to over 50 lenders.

But if your bank genuinely has the best deal for your situation, I will tell you that straight up and explain why.

At least 5% of the first $500,000 and 10% of the part between $500,000 and $1.5 million. Homes priced at $1.5 million or more need 20% down. For example, a $700,000 home needs at least $45,000: $25,000 on the first $500,000 and $20,000 on the next $200,000. With less than 20% down, you also pay mortgage default insurance, which is added to your mortgage.

The main ones are the First Home Savings Account (FHSA), the RRSP Home Buyers' Plan and the land transfer tax refund. The FHSA lets you save up to $40,000 with tax-deductible contributions and tax-free withdrawals. The Home Buyers' Plan lets you take up to $60,000 from your RRSP and pay it back over time. First-time buyers can get up to $4,000 back on Ontario land transfer tax, plus up to $4,475 on Toronto's. Which ones you qualify for depends on your situation, and I walk through that with you.

Complicated income is where a broker can add a substantial amount of value. Lenders treat contract income, self-employment, commission, and bonuses differently, and some lenders are significantly better than others for specific income types. Before asking for a single document, I will tell you honestly whether and how you qualify.

Land transfer tax is usually the biggest one, and in Toronto you pay it twice: once to the province and once to the city. On top of that, plan for legal fees, title insurance, a home inspection and adjustments like prepaid property tax. The closing cost calculator on this site works it out for your price.

Typically, it starts with an intro call where I learn about your situation and what you are hoping for. Everything you share is kept secure and confidential.

From there, I build a mortgage plan with you that goes beyond the mortgage itself: your max purchase price, different home buying scenarios, qualification and pre-approval, and the details that come with different lenders and products.

Then I walk with you through every step, from pre-qualification to getting your keys.

120 days before your term ends. That is when lenders will issue rate holds and when you have real negotiating leverage. Most banks do not send renewal offers until 21 days out, which leaves almost no time to compare. Starting early is not about rushing a decision. It is about having enough time to make a good one.

You always get the better rate. A rate hold locks in today's rate, but if rates drop before your closing date, the lender gives you the lower rate instead. If rates go up, you keep the original hold. Either way, you end up with the best available number.