What I do
Whether your situation is straightforward or complex, I have access to 50+ lenders — banks, credit unions, and private — and I match you to the one that fits best.
Self-employed buyers
Banks look at your NOA and often see a number that doesn't reflect what you actually earn. They're not wrong — you've been optimizing your tax return, which is smart. But it creates a gap between your real income and what a standard lender qualification model accepts.
I bridge that gap. Different lenders read self-employed income very differently — some use stated income, some use two-year NOA averages, some use bank statements, and some look at T2125 add-backs and gross-ups. I know which lender is the right fit for your specific income structure before I submit a single application.
I work with:
My NOA shows a low income after write-offs. Can I still qualify?
Often yes — depending on your lender tier. Some lenders use a gross-up or add-back approach that considers your business income before deductions, or use bank statements to verify actual cash flow. I'll tell you exactly which approach applies to your file.
I've only been self-employed for one year. Am I stuck?
Not necessarily. Some lenders (particularly B-lenders and credit unions) will approve with 12 months of self-employment history, especially with strong bank statements and a solid credit profile.
Does being incorporated help or hurt my application?
It depends on how you pay yourself. Salary + T4 is easiest to qualify. Dividends require lender-specific handling. Retained earnings in the corporation can sometimes be counted as assets. I'll walk through your structure with you.
Will I pay a higher rate because I'm self-employed?
Not always — many self-employed borrowers qualify at prime lender rates. The rate depends on your credit score, down payment, and income documentation, not employment type alone.
Pre-approval
We look at your income, credit, and down payment and get you a certified rate hold — so you shop for a home knowing exactly what you can spend.
Offer accepted
Once you have an accepted offer, I submit your full application. I tell you exactly what documents are needed and handle the lender communication.
Commitment & conditions
The lender issues a commitment letter with conditions (usually employment verification and an appraisal). I walk you through each one.
Closing
Your lawyer handles the final paperwork and title transfer. I stay available throughout and coordinate with them directly if anything comes up.
First-time buyers
Buying your first home is the largest financial decision most people will ever make. The mortgage piece shouldn't feel intimidating. I explain every option clearly, in plain language, and I answer every question — no matter how many you have.
I'll help you understand the difference between insured and conventional mortgages, how the stress test affects your maximum purchase price, what to expect at each stage of the process, and which lenders are the best fit for your down payment and income profile.
Refinance & consolidation
Refinancing isn't just about chasing a lower rate — it's about aligning your mortgage structure with where you are in life right now. Maybe you're carrying high-interest debt. Maybe your fixed term is coming up and you want to renegotiate early. Maybe you need access to equity for a renovation, investment, or to help a family member.
Whatever the reason, I model the full picture before recommending anything: the break penalty on your current mortgage, the new rate available, the net savings over your remaining amortization, and the total cost of any debt you're consolidating. You make the call with full information.
Lock in a better rate at renewal, or break early if the math works in your favour.
Roll high-interest credit card or personal loan debt into your mortgage at a fraction of the rate.
Access up to 80% of your home's value for major renovations through a refinance or HELOC.
Turn home equity into accessible capital — for investments, education, or family needs.
It depends on three things:
Your prepayment penalty
Fixed mortgages at major banks typically use an Interest Rate Differential (IRD) penalty — which can be substantial if rates have dropped since you locked in. Monoline lenders (like First National or RMG) calculate penalties differently and are often much lower.
The new rate available to you
A 0.5% rate drop may or may not offset your penalty, depending on how much mortgage you have left and how many months remain in your term. I'll calculate this exactly.
Your total interest savings
If you're consolidating debt, the rate on your credit cards or personal loan matters too. Folding $40,000 of 19.99% credit card debt into a 4.5% mortgage saves significant money every month — even if there's a penalty.
Book a call and I'll run this analysis for your specific mortgage in about 10 minutes.
Rental offset
Most lenders allow 50–80% of your rental income to offset the carrying cost of the property in your GDS/TDS calculation. The percentage depends on the lender — I choose the one that works best for your numbers.
Conventional only (20%+ down)
Investment properties don't qualify for CMHC insurance, so you need at least 20% down. For multi-unit properties (5+), commercial financing rules apply.
Portfolio lenders
If you have 4+ financed properties, many prime lenders will stop at that point. I work with portfolio lenders and credit unions who specifically cater to investors with larger holdings.
Short-term rental income
Airbnb and VRBO income is treated differently by lenders — some won't count it at all, others will with 2 years of documented history. I know which lenders take which approach.
Real estate investors
Investment property financing has more moving parts than a primary residence purchase — rental income treatment, property type restrictions, portfolio lender thresholds, and down payment requirements all factor in. Getting the lender wrong costs you money or kills the deal.
I work with investors at every stage: buying a first rental property, adding to an existing portfolio, refinancing to access equity for the next acquisition, and structuring financing for multi-unit or mixed-use properties.
My preferred lenders for investment properties include First National, TD, RMG, and CMLS — each of which has specific strengths for different investor profiles. I'll match you to the right one for your situation.
Book a free callReverse mortgages
A reverse mortgage lets homeowners aged 55+ access up to 55% of their home's value — tax-free — without selling, without moving, and without making monthly payments. The balance is repaid when the home is eventually sold.
It's not the right product for everyone, and I'll tell you honestly if it isn't the best path for your situation. But for many retirees, it's the difference between a comfortable retirement and a constrained one — without having to leave the home they've lived in for decades.
Will the bank end up owning my house?
No. You remain on title and own the home throughout. The lender holds a mortgage against it, just as with any other mortgage. You or your estate repay the balance when the home is sold — and any remaining equity is yours.
What if my balance grows larger than the home's value?
Reputable reverse mortgage lenders in Canada include a "no negative equity guarantee" — meaning you'll never owe more than the home is worth, regardless of how long you live there or how markets move.
Will my children inherit less?
Potentially, yes — though the amount depends on how long the mortgage is held and how property values change. This is a legitimate consideration, and I encourage discussing it with your family and a financial advisor alongside our conversation.
Is there a better option?
Sometimes. A HELOC, downsizing, or conventional refinancing may serve you better depending on your income, health, and goals. I'll present all the options and let you decide.
A — Prime lenders
Banks, monoline lenders (First National, RMG, CMLS). Best rates. Require strong credit (680+), verifiable income, and standard debt ratios.
B — Alternative lenders
Equitable Bank, Strive, etc. Accept lower credit scores, non-traditional income, and higher debt ratios. Slightly higher rates, 1–2 year terms to rebuild profile.
C — Private lenders
Individual investors or MICs. Highest rates, short terms. Used as a bridge when A and B don't work — with a clear exit plan back to prime.
The goal is always to get you into the best tier your file supports — and if that's not prime today, to build a plan to get you there.
Complex credit & income
Banks have rigid qualification models. If your situation doesn't fit their box — whether that's a past credit event, non-traditional income, a gap in employment, or a debt ratio that's slightly over their threshold — they decline. That's not a judgment on your financial health; it's a limitation of their system.
I work across all lender tiers: prime, alternative, and private. If there's a deal to be done, I'll find the path — and I'll be honest with you if there isn't one right now, and what would need to change for there to be one.
Book a free call. You don't need to have it all figured out first — that's what the call is for.