Can I get a Mortgage if I owe CRA Debt?
Yes. CRA Debt doesn't automatically disqualify you, but it does limit which lenders will work with you. We specialize in structuring solutions that pay out the CRA while securing your Mortgage, often through a Private Bridge first followed by an Alternative or Conventional lender.
- CRA Debt does not automatically disqualify you
- CRA interest charge is not tax-deductible, therefore the true cost might be much higher
- We have structured many of these files successfully
- Speed matters: CRA liens can escalate quickly
My Bank said no: what are my other options?
A Bank decline is one lender's decision, not the final answer. Through Dominion Lending Centres we have access to major Banks, Credit Unions, Alternative lenders, and Private lenders. Many clients who were declined by their Bank are approved elsewhere, often at rates that surprise them.
- Bank decline is one opinion, not the final answer
- We access credit unions, Alternative, and Private lenders
- Many bank-declined clients qualify elsewhere
- We regularly place files other brokers gave up on
What is a Private Mortgage and when do I need one?
A Private Mortgage is funded by a private investor or lender rather than a Bank or institution, and it's primarily equity-based lending — the decision is driven mostly by the property itself rather than the borrower's profile. It's typically used when you need speed, can't qualify conventionally, or need a Bridge while resolving another issue. Rates are higher and financing fees always apply, but for the right situation it's the right tool.
- Funded by private investors, not Banks
- Equity-based lending: decision driven mostly by the property, not the borrower
- Used for speed, complex situations, or Bridge financing
- Higher rates plus financing fees as an added cost
- Typically short-term while you transition to a Conventional or Alternative lender
How does a Self-Employed Mortgage work in BC?
Self-Employed borrowers are often assessed differently than salaried employees. Lenders look at declared income, NOAs, corporate financials, and sometimes bank statements. We specialize in structuring Self-Employed files to maximize qualifying income, including high business income with low personal income situations.
- Lenders assess declared income, NOAs, and corporate financials
- High business income / low personal income is our specialty
- Multiple lender options depending on your situation
- We structure files to maximize what you qualify for
Can I get a Mortgage with Bruised or Bad Credit?
Yes. Bruised Credit limits your options but doesn't eliminate them. Alternative and Private lenders assess files differently than Banks, and our direct lender relationships across Alternative and Private lenders help place files a branch can't. Many clients with scores in the 500s have been approved.
- Credit scores in the 500s can still qualify
- Alternative lenders assess files differently than Banks
- Direct relationships across Alternative and Private lenders
- We regularly place bruised-credit files other brokers decline
What is a Reverse Mortgage and who qualifies?
A Reverse Mortgage allows homeowners 55+ to access their home equity without required monthly payments. We work with Canada's leading Reverse Mortgage lenders and compare their programs so you get the right fit at a critical life stage. Interest accrues and is added to the balance, repaid when the home is sold or the last borrower moves out. We run a desk dedicated to this at reversefinancing.ca — same broker and the same licences, with calculators for the monthly income a home can produce and for how a reverse mortgage compares to a credit line or to downsizing.
- Available to homeowners 55 and older
- Access equity with no required monthly payments
- We compare Canada's leading Reverse Mortgage lenders
- Interest accrues onto the balance, repaid on sale or move-out
- Our dedicated desk: reversefinancing.ca
How does a Divorce or Spousal Buyout Mortgage work?
A Spousal Buyout Mortgage allows one partner to buy out the other's share of the property. It often involves refinancing the existing Mortgage under one name. These files can be complex, especially with Bruised Credit, legal disputes, or CRA involvement, which is exactly where we specialize.
- One partner refinances to buy out the other's share
- Works even with Bruised Credit or legal complications
- Can be combined with Debt Consolidation
- We work closely with family lawyers and trustees
What is a Commercial Mortgage and how is it different?
Commercial Mortgages finance income-producing or business properties: multi-family apartments, retail, industrial, mixed-use, and owner-occupied Commercial. They're assessed differently than Residential: lenders look at property income, cap rates, and business financials. We specialize in Complex Commercial files across BC and Alberta.
- Covers apartments, retail, industrial, mixed-use properties
- Assessed on property income and business financials
- Different lenders than Residential, we know them all
- Complex structures are our core strength
What is the Smith Manoeuvre?
The Smith Manoeuvre is a Canadian financial strategy that converts your non-deductible Mortgage interest into tax-deductible investment loan interest, effectively making your Mortgage tax-deductible over time. We work with accountants and financial planners to structure Mortgages that support this strategy.
- Converts Mortgage interest into tax-deductible investment interest
- Legal, well-established Canadian wealth strategy
- Requires the right Mortgage structure from the start
- We collaborate with accountants to implement it properly
What is Construction Financing and how does it work?
Construction Financing funds the building process in stages (draws) tied to project milestones: foundation, framing, lock-up, completion. It's structured very differently from a regular Mortgage and requires lenders who understand the draw schedule. We finance individual builds, multi-unit projects, and renovations across BC and AB.
- Funds released in stages tied to construction milestones
- Requires lender experience with draw schedules
- Both Institutional and Private Construction capital available
- Transitions to Conventional take-out at completion
Can I consolidate Debt into my Mortgage?
Often yes. If you have equity in your home, refinancing to consolidate high-interest debt (credit cards, lines of credit, CRA, judgments) into a single Mortgage payment can dramatically lower your monthly cost. We specialize in Complex Debt Consolidations including CRA Debt and collections.
- Roll high-interest debt into one lower-rate Mortgage payment
- Common for credit cards, LOCs, CRA, judgments, collections
- Frees up monthly cash flow
- Works even with Bruised Credit through Alternative lenders
Are Physician and Dentist Mortgage programs really better?
Yes. Physician and Dentist programs offer enhanced qualifying treatment for incorporated and high-income professionals, often with better debt servicing ratios and access to higher loan amounts. We have access to multiple specialty lender programs for medical professionals across BC.
- Enhanced qualifying ratios for incorporated professionals
- Higher max loan amounts than Conventional
- Specialty programs across multiple lenders
- Works for new practice or established medical professionals
How long does the Mortgage approval process take?
It depends on the file. Straightforward Residential approvals can be done in 1–3 days. Self-Employed, Complex Commercial, or Private files take 3–7 days depending on documentation. Bridge Financing can sometimes close in under a week. We're known for moving fast without cutting corners.
- Standard Residential: 1–3 days typical
- Complex / Self-Employed: 3–7 days typical
- Private Bridge: as fast as 1–4 days when needed
- Speed depends on documentation readiness, appraisal reports, lender volumes and other mitigating factors
Do you charge fees on Residential Mortgages?
On Residential Prime deals we're paid by the lender, so there's no fee to you. On Alternative (B) or Private Residential files a brokerage fee usually applies, and it's always disclosed upfront in writing before you sign anything.
- Residential Prime: zero fee to client (lender-paid)
- Residential Reverse Mortgage: zero fee to client (lender-paid)
- Residential Alternative (B): usually 1% to 2% of the mortgage amount (we're usually paid about half by the lender on these; Alternative lenders typically also charge a 1% lender fee)
- Residential Private: usually 1% to 2% of the mortgage amount (we're not paid by the lender on these; Private Residential lender fees typically range from 0% to 2%)
- Full written disclosure before you sign anything, no surprise fees ever
Do you charge fees on Commercial Mortgages?
Commercial deals almost always involve a brokerage fee on top of a lender fee, because of the complexity and time involved, and because we almost never get paid by the lender on the Commercial side — these are meant to be paid by the client as an industry standard. Every fee is disclosed upfront in writing before you commit.
- Commercial Prime: usually around 1% of the mortgage amount (lender fees around 0.25%)
- Commercial Alternative: usually 1% to 2% of the mortgage amount (lender fees around 1%)
- Commercial Private: usually 1% to 2% of the mortgage amount (lender fees typically 1% to 2%)
- Full written disclosure before you sign anything, no surprise fees ever
Do you charge fees on Construction Financing?
Construction files are structured like Commercial deals: a brokerage fee typically applies and a lender fee is common, with the exact amount depending on project size, complexity, and whether the capital is Institutional or Private. We almost never get paid by the lender on Construction files — these are meant to be paid by the client as an industry standard. Everything is disclosed in writing upfront.
- Institutional Construction: brokerage fee typically around 1% of the loan amount
- Private or Complex Construction: brokerage fee usually 1% to 2% of the loan amount
- Lender fees vary by project: typically 1% to 2% on Private Construction capital
- Full written disclosure before you sign anything, no surprise fees ever
Why can a Dominion Lending Centres broker often find a solution when my bank can't?
A single bank can only offer its own products — a narrow shelf with rigid rules. As part of the Dominion Lending network, we have working relationships with hundreds of lenders and access to hundreds of programs, so when one door closes we have many more to try. That reach is what turns a bank decline into an approval, and a complicated file into a funded one.
- DLC is part of DLCG (TSX: DLCG) — Canada's #1 originator of new mortgages, more than any bank, credit union or trust company
- $84,500,000,000 funded across the network in 2025 — volume that opens doors banks can't
- 9,000+ agents nationally, giving us insight into what's actually getting approved across the country
- Hundreds of lenders under one roof: major banks, credit unions, monolines, Alternative (B), and Private
- Hundreds of programs to match the file — self-employed, bruised credit, CRA debt, new-to-Canada, rental, construction, commercial
- Access to niche programs and pricing that aren't advertised to the public
Why do two banks quote me the same variable rate but different payments?
Because compounding conventions differ by lender on variable-rate mortgages. Scotiabank is the only Big Five bank that compounds its variable mortgage semi-annually — every other Big Five compounds monthly, and RBC compounds at whatever payment frequency you choose (up to 52× per year on weekly). Same nominal rate, different effective rate, different payment. Scotia consistently produces the lowest variable payment at any given quoted rate.
- Scotia — semi-annual compounding on variable (lowest payment at same rate)
- TD, BMO, CIBC, National, most credit unions — monthly compounding
- RBC — compounds at your payment frequency (weekly = 52× per year)
- Full breakdown with numbers in our variable-rate compounding blog post
What's the difference between an ARM and a VRM in Canada?
An ARM (adjustable-rate mortgage) has both a floating rate and a floating payment — the payment moves every time prime moves, and the amortization stays exactly on schedule. A VRM (variable-rate mortgage) has a floating rate but a fixed payment — the amortization stretches when rates rise (until you hit a trigger rate) and shrinks when rates fall. Scotiabank is the only major Canadian bank whose main variable product is a true ARM; every other Big Five bank and most credit unions run VRMs.
- ARM: payment moves with prime, amortization stays on schedule, no trigger rate
- VRM: payment stays fixed, amortization stretches or shrinks, has a trigger rate
- Scotia = ARM. TD, BMO, CIBC, RBC, National, credit unions = VRM
- Different risk profiles, both legitimate — the right pick depends on your priorities
