Structure your purchase power before you shop.
Writing offers without lender certainty is how clean files lose to mediocre ones. We structure your purchase capacity, lender fit, and down payment story first — then you shop with confidence.
- Licensed FSRA brokerage
- No cost on A-lender files
- Thornhill-based
Built for the way you are buying.
First-time buyers
You've never carried a mortgage. You want to know exactly what you qualify for and the document chain that proves it.
Move-up buyers
You're selling a home and buying another. Bridge financing, port-and-blend, and closing-sequence math all need to line up.
Investors
You're buying a second or third property. Rental income, DSCR, and lender investor appetite reshape what you qualify for.
Self-employed buyers
Your tax returns understate your real income. Standard A-lender qualification doesn't work without restructuring.
We start with the lender, not the rate.
Rate shopping doesn't get your offer accepted. Structure does.
Your income type, down payment source, credit profile, and target property class together determine which lender will fund your file — and at what cost. A 4.5% rate from a lender who cannot fund your scenario is worth less than a 4.7% rate from one who will.
Once we know the lender path, we build the file to match. Down payment proof, income documentation, gift letters, employment confirmations — sequenced so your offer goes in with a real letter behind it, not a wish.
What a purchase mortgage actually is.
A purchase mortgage is the loan that covers the gap between your down payment and the home’s price. You put money down, a lender funds the rest, and you repay it over an amortization period — typically 25 years — at an agreed rate.
Three things decide whether a lender says yes: whether you can carry the payment (your income against your debts), whether your down payment comes from a source you can prove, and whether the property itself qualifies as security. Line those three up and the rate conversation gets easy.
On a standard A-lender purchase, you don’t pay us — the lender does. Our job is to find the lender who will fund your specific situation and build the file so the approval holds through to funding day.
Run your numbers in the calculatorYou’re buying within the next few months
Far enough out to plan, close enough that assembling your rate hold and document set now is worth it.
Your down payment is provable
Saved, gifted, or from a sale — as long as we can document where it came from, it counts toward qualifying.
You want certainty before you make an offer
You’d rather know your real number than guess at a price range and risk a financing fall-through.
- You’re only curious about rates with no purchase in mind — use the calculators first; an application isn’t needed yet.
- You already closed on the home — that’s a refinance or a switch, not a purchase.
- You need to borrow against a home you already own — a HELOC or refinance fits better.
From intake to keys.
A clear sequence so you always know the next step and never lose a deal to a slow file.
Intake
Full application and document set — the foundation every lender decision rests on.
Structure
We match your profile to the right lender path before a single submission goes out.
Pre-approval
A documented, real pre-approval you can put behind an offer with confidence.
Funding
Conditions, appraisal, and lawyer coordination handled through to funding day.
What you need now, and what comes later
You only need the first group to start. We request the rest as your file progresses — and we tell you exactly when.
Get the full document checklist
See exactly what we’ll ask for — grouped by when you need it, with what’s required vs. situational clearly marked. We’ll email you a branded PDF you can keep and work from.
Self-employed or commission income changes the document set. Tell us about your income at intake — we'll show you exactly what applies.
How long it takes
- 01
Intake to pre-approval: 24-72 hours
Once we have your full application and supporting documents, we move to lender submission within one to three business days.
- 02
Pre-approval to firm offer: at your pace
Pre-approval is good for 90-120 days depending on lender. Shop confidently within that window.
- 03
Firm offer to funding: 14-30 days
Standard closing window. Conditions, appraisal, and lawyer coordination handled through to funding day.
Questions buyers ask
Do I need pre-approval before I shop?
Yes — strongly. Pre-approval means a lender has reviewed your income, credit, and down payment and quantified what you qualify for. Without it, you're guessing at price ranges and your offer carries no documented financing certainty.
What's the minimum down payment in Ontario?
5% on the first $500,000 of purchase price, plus 10% on the portion between $500,001 and $1,500,000. Properties over $1.5M require 20%. Default insurance (CMHC, Sagen, Canada Guaranty) is required when down payment is less than 20% and the property is under $1.5M.
How does the mortgage stress test work?
Federally regulated lenders must qualify you at the greater of your contract rate plus 2% OR 5.25%. This is the rate used for GDS/TDS ratio calculations — not the rate you'll pay. Credit unions and private lenders apply different stress test rules.
Can self-employed buyers qualify with standard lenders?
Yes, with the right document set. T1 Generals, NOAs, T2 (if incorporated), and business financials drive lender decisions for self-employed files. Declining income trends require additional structuring. If standard-A doesn't fit, alt-A and B-lender programs are the next step.
Is the broker free?
On residential A-lender purchase files, yes — the lender pays our commission. On private and some alternative files, broker fees may apply and will be disclosed in writing before any submission, per FSRA Standards of Practice.
Structure the purchase before you sign the offer.
Begin your purchase application. About 10-12 minutes.
Start a purchase application