Dominion Lending CentresDLCG · #1 for new mortgages · $84.5B in 2025
Case Study · Residential / Alternative

Six Years From Presale Deposit to Keys: An Alternative Lender Counted a Side Business and Future Rent at 75%

In 2018 a couple bought a presale townhome, and over the years paid a 25% deposit, about $210,000, in lump sums. They own a Vancouver house worth about $2 million, carrying only a home equity line of about $550,000.

Closed in 2024 · Published October 18, 2026

  • Residential
  • Alternative
  • Purchase
  • Presale
  • Self-employed
  • Side business
Deposit
25%, about $211,000
Mortgage
about $634,000
Loan-to-value
75%
Business income counted
$80,000 of roughly $99,000
Rate in 2024
about 6.2%, two-year term

The Situation

In 2018 a couple bought a presale townhome, and over the years paid a 25% deposit, about $210,000, in lump sums. They own a Vancouver house worth about $2 million, carrying only a home equity line of about $550,000.

The Challenge

At completion in 2024 the income was mixed: a $78,000 salary at a car dealership, an online sporting-goods business from home, the other spouse's employment, and rent the house would earn after the move.

The Solution

In 2024 we placed a mortgage of about $630,000 with an alternative lender, 75% of the price, on a two-year term at about 6.2%. The lender counted a conservative $80,000 of the business's roughly $99,000 gross and the house's rent, and even counting the equity line at $630,000 the debt-service ratios came to about 29% and 30%.

The Outcome

Six years after the deposit, the couple took possession, with the house set to become a rental.

Run the numbers

Affordability Calculator

A presale completed on mixed income. See what your own down payment and income support.

Open it full size →
Income & debts
Monthly liabilities

How lenders count these: car loan = actual payment; credit cards + unsecured personal LOC = 3% of balance each; student loan = 1–1.5% of balance even on a $0 plan.

Mortgage terms
Amortization
Term
Rate type
Housing carrying costs (monthly)

Heat: CMHC standard $100/mo. Condo: only 50% counts toward your housing ratio.

Max purchase price
$738,567
$638,567 mortgage + $100,000 down · limited by down payment
Total monthly debt (stress-tested)$4,550

Qualified at 6.50% (OSFI B-20 stress test).

Two ways to buy

Same income, same down payment — two strategies. Insured pricing assumed ~0.25% below conventional.

Conventional
20% down (uninsured)
$500,000
Down: $100,000 (20.0%)
Mortgage: $400,000
Rate assumed: 4.75%
Monthly payment
$2,075/mo
Principal & interest at 4.75% over 30-yr amort
Saves $19,796 in CMHC premium
− Extra interest @ +0.25% over 5-yr term: $4,750
Est. net savings: $15,046

Limited by 20% down rule — extra income capacity is unused.

Insured
Less than 20% down (CMHC-insured)
$738,567
Down: $100,000 (13.5%)
Mortgage: $638,567
Rate assumed: 4.50%
Monthly payment
$3,320/mo
Principal & interest at 4.50% over 30-yr amort
+ CMHC premium: $19,796 (financed)
Total loan w/ premium: $658,363
30-yr insured amort (first-time buyers / new builds only) adds a 0.20% premium surcharge — not included above.

Limited by income — your cash covers more than the minimum down at this price.

What this calculator does that most don't
  • Models liabilities the way lenders actually do: credit cards at 3% of balance, student loans at 1–1.5% of balance even on $0 payment plans
  • A multi-property builder that applies 100% rental add-back to income and full carrying costs to TDS — portfolio buyers get real numbers
  • Compares insured vs conventional side by side, netting the CMHC premium saved against the extra interest of the higher conventional rate
  • Discloses the exception ratios brokers actually place files at: A-lenders to 50/50, alternative lenders to 60/60 — numbers no bank calculator will print
Want a real plan, not just an estimate?
Send Ramin exactly what you just calculated — your scenario rides along automatically, so the first conversation starts at your numbers, not at zero.
or use the full contact form

Contract vs stress-test payment

Lenders qualify you on the taller bar — even though you actually pay the shorter one. That's the OSFI B-20 stress test in one picture.

Free personalized quote

Get your real mortgage approval amount

Every file is different — rental addbacks, lender exceptions, and alternative-lender stretch policies vary case by case. We'll run your exact scenario and tell you precisely what you qualify for.

Get my free personalized quote

No credit pull · No spam · Reply within hours

Exceptions — you may qualify for more▾
  • • Conventional (A-lender) — strong files: as an exception, may be considered up to 50% / 50% GDS / TDS.
  • • Alt-lender (minimum 20% down): up to 60% / 60%, and even higher at ≤65% LTV.
  • • Insured deals (< 20% down): hard capped at 39% / 44% — no exceptions.

This calculator shows the standard 39/44 case. Exceptions depend on file strength and lender — get in touch to find out your true qualification.

Questions and answers

Questions about this file

Can you get a mortgage for a presale that completes years after the deposit?+

This couple did: they bought a presale townhome in 2018, paid a 25% deposit, about $211,000, in lump sums over the years, and at completion in 2024 an alternative lender financed it at 75% of the price.

Can side-business income count for a mortgage?+

Here it did: the lender counted a conservative $80,000 of the online sporting-goods business's roughly $99,000 gross, alongside a $78,000 salary at a car dealership and the other spouse's employment.

Can future rent from your current house count?+

In this 2024 file the alternative lender counted the rent the couple's Vancouver house, worth about $2 million, would earn after the move.

How is a home equity line counted in the ratios?+

Here the line was about $553,000, and even counting it at $630,000 the debt-service ratios came to about 29% and 30%.

What were the terms?+

About $634,000, 75% of the price, on a two-year term at about 6.2% in 2024.

More tools & related services

Have a file like this?

We fund complex mortgages across BC & Alberta. Send us the details and we'll tell you if we can help, honestly.

Contact Us →All case studies