Free Strategy Call (15–20 Minutes)

We start with a quick, no-obligation call to understand your situation — your income, down payment, credit history, and goals. This isn’t a sales call. It’s a strategy session where we figure out the best path forward for you specifically.

What you need: Nothing formal yet. Just your basic financial picture and your goals.

Document Collection

Once we know your situation, we’ll give you a precise list of documents to gather. We make this as painless as possible — most clients can collect everything in under an hour.

Typical documents include:

• Government-issued ID (driver’s license or passport)
• Last 2 years of T4s or Notice of Assessment (NOA)
• Last 2 pay stubs (if employed)
• 3 months of bank statements (to confirm down payment)
• Proof of down payment source (gift letter if applicable)

We Shop 90+ Lenders — You Don’t Have To

This is where we earn our keep. While you go about your day, we submit your file to multiple lenders simultaneously and negotiate the best rate and terms on your behalf. We have access to banks, credit unions, monoline lenders, and private lenders — options your bank will never show you.

We use a soft credit check at this stage — it does not affect your credit score.

Pre-Approval — You’re Ready to Make Offers

Once approved, we present you with your pre-approval letter — a document that tells sellers and agents you’re a serious, qualified buyer. We’ll walk you through exactly what you’re approved for, what your payments will look like, and what conditions apply.

Your pre-approval includes a 120-day rate hold, protecting you from rate increases while you shop for your home.

Property Found — Full Mortgage Application

Once you’ve found your home and your offer is accepted, we submit the full mortgage application with the property details. The lender orders an appraisal (if required) and reviews the property. We coordinate everything — you just need to stay in touch with your realtor.

Mortgage Commitment — Conditions Satisfied

The lender issues a formal mortgage commitment letter. We’ll guide you through satisfying any remaining conditions — such as providing a final pay stub or updated bank statement. Once conditions are met, your financing is confirmed and you can remove subjects with confidence.

Closing Day — You Get the Keys

A few days before closing, your lawyer or notary will receive the mortgage instructions from the lender. You’ll sign the final documents, pay your closing costs, and on closing day — the funds are transferred and you receive the keys to your new home.

Typical closing costs to budget for: Legal fees ($1,500–$2,500), property transfer tax (varies by province), home inspection, title insurance, and moving costs.

Does applying affect my credit score?

The initial pre-approval uses a soft credit check — this does not affect your credit score. A hard credit check is only performed when you proceed to a full mortgage application with a specific lender.

How much does it cost to use a mortgage broker?

Nothing. Our services are completely free to you. We are paid a finder’s fee by the lender when your mortgage funds. This means you get access to our expertise, our lender network, and our negotiation skills at zero cost.

What if I’m self-employed or have non-traditional income?

Self-employed borrowers are one of our specialties. We have access to lenders who use bank statements, stated income, and other alternative documentation methods. See our Self-Employed Mortgage page for more details.

What’s the minimum down payment in Canada?

For homes under $500,000: minimum 5% down. For homes $500,000–$999,999: 5% on the first $500K, 10% on the remainder. For homes $1M+: minimum 20% down. First-time buyers may also use their RRSP (up to $35,000 per person) or FHSA toward their down payment.