The questions I answer most.

A bank can only offer its own products. I compare multiple lenders — banks, credit unions, monolines and alternative lenders — and match your file to the one whose guidelines fit your situation. Same application, more options.

On standard residential financing, the lender compensates the brokerage on closing, so there's no fee to you. If a file requires an alternative lender where a fee applies, you'll know the amount in writing before you commit to anything.

Across Ontario. Most of the process happens by phone, video and secure document upload, so your location within the province isn't a barrier.

I pull your credit once and use that single report across lenders, which avoids the repeated inquiries that shopping bank to bank creates. One inquiry has a minor, temporary effect.

It comes down to income, existing debt payments, down payment and the qualifying rate. The calculator gives you a starting estimate; a short conversation gives you a number you can act on.

Lenders must qualify you at a rate higher than the one you'll actually pay, to confirm you could absorb an increase. It reduces your maximum borrowing amount, so it's important to plan around it rather than be surprised by it.

Most prime lenders look for 680 or higher, though options exist below that with a larger down payment or an alternative lender. Credit history matters as much as the number itself.

A pre-approval can be arranged in a few days once documents are in. From accepted offer to closing typically runs 30–60 days, depending on your closing date and the lender's conditions.

Typically proof of income (pay stubs and employment letter, or tax returns and financial statements if self-employed), photo ID, proof of down payment, and details of any existing debts or properties. I send a checklist tailored to your file so nothing is collected twice.

No. Prepayment privileges, penalty calculations, portability and whether the mortgage is collateral-charged all affect what a mortgage really costs you. A slightly higher rate with fair terms often wins over five years.

Fixed buys payment certainty; variable historically costs less but moves with the market. The right answer depends on your tolerance for change and how long you expect to hold this mortgage. We compare both on your actual numbers.

Compare first. Renewal offers are frequently above market, and switching lenders at renewal generally carries no prepayment penalty. Start about 120 days before your maturity date.

Yes. Lenders assess business income differently, and presentation matters. See the self-employed page for what's involved.