Primary Residence Mortgages in Canada
Whether you're buying your first home or upgrading to your forever home, we connect you with Canada's best lenders for competitive rates and flexible terms. Access 50+ lenders, get pre-approved in 24 hours, and close with confidence. Our team navigates the CMHC insurance process, the federal stress test, and provincial incentive programs so you can focus on finding the right property. From 5% down payment options to 30-year amortizations on conventional mortgages, we structure every deal to fit your budget and long-term goals.
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We match you with the right lender
Close Your Deal
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Your Home Purchase, Our Expertise
Buying a home in Canada means navigating stress tests, insurance requirements, and dozens of lender options. We simplify the process and fight for the best rate on your behalf.
First-Time Buyer Programs
Access the First-Time Home Buyer Incentive, Home Buyers' Plan for RRSP withdrawal up to $35,000, and the FHSA for an additional $40,000 in tax-free savings. Provincial land transfer tax rebates worth up to $4,000 in Ontario and similar programs in BC and other provinces can further reduce your upfront costs.
CMHC Insured Options
Purchase with as little as 5% down using CMHC, Sagen, or Canada Guaranty mortgage insurance. We compare premiums across all three insurers and help you understand the insurance cost structure — ranging from 2.8% to 4.0% of the mortgage amount depending on your down payment percentage and amortization period.
50+ Lender Network
We don't work for one bank — we work for you. Our network includes the Big Six banks, credit unions like Meridian and FirstOntario, monoline lenders such as MCAP and First National, and alternative lenders for unique situations. This breadth means we match you with the lender whose products and policies best fit your profile.
Competitive Rate Shopping
We negotiate rates across our entire lender network to ensure you get the most competitive rate and terms available. Even a 0.10% rate difference on a $500,000 mortgage saves approximately $2,500 over a 5-year term. We also negotiate features like prepayment privileges, portable mortgage terms, and penalty structures that matter long-term.
Pre-Approval in 24-48 Hours
Get a firm pre-approval quickly so you can shop with confidence and compete in multiple-offer situations. We lock in your rate for up to 120 days while you find the perfect home, protecting you against any rate increases during your search. If rates drop before closing, we renegotiate to get you the lower rate.
End-to-End Support
From pre-approval through closing day, we handle all lender paperwork, coordinate directly with your real estate lawyer and realtor, and manage condition timelines. Our team ensures appraisals, title searches, and insurance are completed on schedule so there are no surprises leading up to your possession date.
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Primary Residence Mortgage Requirements
Qualifying for a Canadian primary residence mortgage involves meeting lender criteria for income, credit, and down payment. Here is what you need and how we help you through every step.
Requirements
- Minimum 5% down payment for homes under $500,000, with 10% required on the portion between $500,000 and $1,499,999
- Minimum credit score of 600 for A-lender approval, though alternative lenders can work with scores as low as 500
- Proof of stable income through T4 slips, Notice of Assessment, or employment letter confirming salary and tenure
- Gross Debt Service (GDS) ratio at or below 39% and Total Debt Service (TDS) ratio at or below 44%
- Must pass the federal mortgage stress test at the higher of your contract rate plus 2% or the Bank of Canada qualifying rate
- Valid government-issued identification and proof of Canadian residency or permanent resident status
- Property must meet lender and insurer standards — including a satisfactory appraisal and clear title search
How We Help
- We compare rates and mortgage insurance programs to minimize your total cost
- Our pre-approval process takes just 24-48 hours, giving you a clear budget before you start house hunting
- We help you access all available first-time buyer incentives including the HBP, FHSA, and provincial rebates
- If your credit score needs work, we provide a step-by-step improvement plan to qualify you for better rates
- We negotiate prepayment privileges, portability, and penalty structures so your mortgage works for you long-term
- Our team coordinates with your lawyer, realtor, and appraiser to ensure a seamless closing process
- Rate holds of up to 120 days protect you from increases while you search — and we renegotiate if rates drop
Questions About Primary Residence Mortgages
Everything you need to know about buying a home in Canada. Can't find your answer? Book a call with our team.
Down Payment & Qualification
The minimum down payment in Canada is 5% for homes under $500,000, 10% for the portion between $500,000 and $1,499,999, and 20% for homes $1.5 million or more. With less than 20% down, you'll need CMHC mortgage insurance. For example, a $600,000 home requires $35,000 down (5% on the first $500K plus 10% on the remaining $100K).
Most A-lenders require a minimum credit score of 600. However, B-lenders and alternative lenders may approve borrowers with scores as low as 500-600, though at higher rates. We work with 50+ lenders to find the right fit for your situation, and can advise on quick credit-improvement strategies to help you qualify for better rates.
Canadian borrowers must qualify at the higher of their contract rate plus 2%, or the Bank of Canada's qualifying rate (currently 5.25%). This ensures you can still afford payments if rates rise. We help you understand exactly how much you qualify for under these rules, and we can model different scenarios based on purchase price, down payment, and amortization period.
Rates & Terms
Fixed rates offer payment certainty and protection against rate increases. Variable rates are typically lower initially and can save money if rates stay flat or decrease. Your choice depends on your risk tolerance, how long you plan to stay in the home, and current market conditions. We analyze both scenarios for every client, showing dollar-for-dollar comparisons over the full mortgage term.
For insured mortgages (less than 20% down), the maximum amortization is 25 years. With 20% or more down, conventional mortgages can extend to 30 years, which lowers your monthly payment but increases total interest over the life of the loan. First-time buyers purchasing new builds may qualify for a 30-year insured amortization under recent federal changes. We help you weigh the monthly savings against the long-term cost.
Process & Pre-Approval
Many Canadian mortgage products include a portability feature that allows you to transfer your existing rate and terms to a new property. This is especially valuable if you locked in a low rate and want to avoid penalties when selling and buying simultaneously. Not all lenders offer full portability, and timelines are usually limited to 30-120 days between transactions. We ensure your mortgage includes the right portability provisions from the start.
A mortgage pre-approval gives you a clear budget, locks in your interest rate for up to 120 days, and signals to sellers that you are a serious, qualified buyer. In competitive Canadian markets like Toronto and Vancouver, a pre-approval letter can strengthen your offer in multiple-bid situations. The process takes just 24-48 hours through our team and there is no cost or obligation.
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