Get Approved Today
Get Approved Today

Home Purchases & Mortgage Renewals

Book A Home Purchase & Renewal Consultation

Make the right move now—and keep options open later.

Buying or renewing is a numbers game dressed up as a deadline. The work is straightforward: define your budget, align rate/term with your horizon, protect flexibility, and keep underwriting friction low. Drawing on 15+ years inside Canadian lending, we’ll map your file the way a credit team does, anticipate snags, and negotiate the structure that serves you now and at your next decision point

What You Can Expect From Our Guidance

You’ll get an underwriting-grade view of your borrowing power, a short list of lender options labelled for cost and exit flexibility, and a clear plan from offer/renewal letter to funding. We’ll model payments under the minimum qualifying rate (stress test) and under real rate scenarios, clarify penalty math (IRD vs. 3-month interest), and align features like portability and prepayments with likely life events (move, reno, parental leave). Expect direct answers, clean documentation, and no last-week scramble.

Income patterns, not just last year

They’re usually averaging more than one year of income, and they may be adjusting for big swings. We go through your T1s, NOAs, financial statements, and bank activity to show a pattern: what’s recurring, what’s seasonal, and what should be treated as ongoing instead of one-off.

Business track record and stability

Lenders look at how long you’ve been operating, how consistent your activity is, and whether the business depends on one or two key clients or a broader base. We frame your history—years in business, contracts, repeat customers—so it reads as durable, not risky.

Personal credit and liquidity position

Even with a strong business, lenders will still look at your personal credit behaviour and available reserves. We review your credit report, current debts, and accessible savings so there are no surprises when the file hits underwriting.

How lenders view self-employed and business owners

The goal is simple: take a file that looks “too complicated” at first glance and present it in a way that fits specific lender guidelines without asking you to pretend you’re a salaried employee. These programs focus on making your true earning power visible, your documentation complete, and your lender choice deliberate.

Affordability & Readiness

We calculate serviceability under OSFI’s minimum qualifying rate and lender overlays, integrate taxes/heat/condo fees into GDS, and align the plan with cash flow. For down payments, we map 90-day history, gifted funds documentation, RRSP HBP use, and timing of liquidations so nothing stalls at conditions.

Offer & Rate Structure

We decide between fixed/variable/hybrid based on horizon and risk budget, choose term length to minimize likely break costs, and size prepayment privileges (e.g., 15/15, payment increase options). For movers, we design portability or “blend-and-extend” paths so today’s choice doesn’t trap tomorrow’s relocation.

Lender Selection & Negotiation

Files win or lose on policy fit: commission/bonus averaging, self-employed income normalization, rental add-back vs. offset, property type quirks (leases, rural, small condos), and charge type (standard vs. collateral). We place where the credit story is strongest and negotiate the terms that matter—not just the headline rate.

Documentation & Closing Support

We stage letters of employment (freshness matters), recent pay stubs, T1s/NOAs, business financials, down-payment proofs, appraisals, insurance binder, and solicitor instructions. On renewals, we differentiate switch/transfer (usually minimal costs, no new funds) from refinance (re-registering, legal costs)—and time the move to avoid avoidable penalties.

How Your Journey Unfolds

We run a tight, four-step cadence. Each stage has a specific output and a deadline so you don’t lose leverage to the calendar.
Step 1

Discovery & Targets

We set payment targets and a policy-fit profile: income sources, liabilities, property type, timeline, and likely exit scenarios (move, reno, refi). Output: qualified range, rate-hold strategy (typically 90–120 days), and key risks.
Step 1
Step 2

Options & Design

You review 2–3 viable structures with total cost, flexibility score, and break-risk noted. We model IRD vs. 3-month interest outcomes, portability conditions, and how prepayments accelerate equity. Output: selected structure and lender short-list.
Step 2
Step 3

Decision & Submission

We lock the rate/term, package the file to underwriting standards, order appraisal when it adds value (not before), and clear conditions in priority order. Output: firm approval and a clean closing checklist.
Step 3
Step 4

Funding Or Renewal

We finalize legal instructions, verify down payment/insurance, and schedule signings. For renewals, we execute a transfer or renegotiate with your incumbent—whichever nets better terms with fewer strings. Output: funded file and post-close plan (prepayment cadence, next decision date).
Step 4

Who Benefits Most

This service is built for clients who want leverage at the decision points: offer day, condition removal, and renewal maturity.
o4

Buyers On A Timeline

We get to a credible ceiling fast, hold a rate, and create a structure that won’t punish you if you relocate or renovate within the term.

Homeowners Approaching Renewal

We benchmark the bank’s letter against market transfer offers and alt structures, then move early enough to avoid last-minute “take it or leave it” pressure.

Families Planning Changes

If childcare costs, a leave, or a reno is on deck, we’ll right-size term, amortization, and prepayment room to keep cash flow stable.

Time-Strapped Professionals

You’ll see the distilled trade-offs, not a dozen indistinguishable quotes. We run point with lenders and lawyers so you don’t have to.

FAQs

If you’re making offers, yes—both for leverage and to surface documentation issues before condition dates. Otherwise, a full qualification with a rate hold is usually enough.
We size the risk. If break-risk is high, a shorter fixed or hybrid may beat a long fixed with heavy IRD exposure. If stability is king, we bias predictable payments and generous prepayments.
A straight transfer is usually clean (often lender-covered basic costs) if you’re not adding funds. Refinances add legal work but can restructure cash flow or release equity.
Typically 3-month interest on variables; fixed terms often use IRD (and formulas vary). We model both before you choose a term.

Ready To Move Forward?

Email your renewal letter or target purchase price, plus recent income docs. We’ll return with underwriter-grade numbers, a ranked lender short-list, and a closing timeline sized to your dates.
Schedule Your Consultation
Prefer a quick call? We’ll start with targets and a rate-hold plan today.
Scroll to Top