Mortgage broker for Vancouver.

Yes, where the federal foreign-buyer ban allows (work permit holders, students under specific rules, refugees). We have credit-union and private-bank programs that lend on global income, foreign credit history, and limited Canadian credit footprint.

Yes. UBC prepaid leasehold, Champlain Heights co-ops, and False Creek South leasehold are routinely declined by banks. We use lenders specifically comfortable with these lease structures, with amortization tied to remaining lease term.

Standard for us. Vancouver Specials almost always have a suite (often unauthorized). We use lenders that count 80–100% of suite income with a market-rent appraisal, which can swing the file from declined to approved.

Yes — including in buildings with airbnb restrictions, larger suite sizes (above 1,200 sq ft), or short rental history that trips up bank underwriting. We pre-clear the building with the lender before submitting.

We're DLC Master Club Top 5% (2025), CMP Rising Star of Canada, and Diamond/Platinum award winners — but the real differentiator is volume of declined-by-bank Vancouver files we close. We're brokers, not order-takers: we know which of the 90+ lenders we work with will actually fund West Side jumbo, BFS, foreign-income, leasehold and assignment files, instead of just saying they might.

Yes — and HELOC strategy is one of the most under-used tools in Vancouver. With detached values where they are, most West Side and Westside owners qualify for a $500,000+ HELOC. We arrange standalone HELOCs, readvanceable Manulife One accounts, and second-position HELOCs behind your existing mortgage when breaking it doesn't make sense.

Yes — and jumbo Vancouver lending is its own discipline. Once loan size crosses $1.5M, A-lenders apply sliding-scale LTV restrictions that cap West Side and downtown deals. We have credit-union, private-bank and monoline programs that hold higher LTV at jumbo sizes ($2M, $3M, $5M+), which is the difference between closing the deal and restructuring the down payment.

Yes — most Vancouver detached purchases are conventional (uninsured) because prices exceed CMHC's $1.5M cap. Conventional financing in Vancouver gives you access to monoline lenders, longer 30-year amortizations on uninsured deals, and 5-year fixed pricing that's often sharper than insured rates for stronger files.

Both terms get used — we're licensed BC mortgage brokers (sub-mortgage brokers under BCFSA), which is the regulated equivalent. We're independent of any bank, so we shop your file across 90+ lenders. A bank "mortgage advisor" or "mortgage specialist" only sells one lender's products; an independent broker like us has no quota and no bias toward a single rate sheet.

Vancouver rates track national lender pricing, but the rate you actually get depends on file strength, insured vs uninsured, and which lender we place you with — the posted rate is rarely the best available. Most clean Vancouver purchase files get a same-day pre-approval and full commitment within 5–7 business days; complex files (BFS, newcomer, jumbo, assignment) take 10–14.

Yes — private and hard-money lending is a major part of our Vancouver book. We arrange first and second-position private mortgages for bridge purchases, BFS files with un-provable income, foreclosure rescue, and short-term construction. Vancouver private rates currently sit in the 8–12% range depending on LTV and exit strategy.

Regularly — West Side custom builds ($3M–$10M+) and East Side multiplex builds are both common files. We arrange progress-draw mortgages structured to your builder's milestones, including land-plus-construction if you're starting from a raw lot or tear-down.

Yes. When a bank declines — bruised credit, unreported income, a tight ratio, a tax-arrears situation, or a property the A-lenders won't touch — we place private 1st and 2nd mortgages in Vancouver through MICs and individual investors we've worked with for years. Typical terms are 6–24 months, interest-only, with a clear exit plan back to an A or B lender. We quote the all-in cost up front (rate + lender fee + broker fee + legal) so there are no surprises, and we don't write a private deal unless the exit is realistic.

Yes. Vancouver — especially Kerrisdale, Dunbar, Point Grey and the Westside — has a strong base of 55+ homeowners sitting on significant equity but qualifying poorly on income alone. We arrange CHIP Reverse Mortgage (HomeEquity Bank) and Equitable Bank's PATH Home Plan to draw tax-free funds with no monthly payments required. We model the long-term equity erosion honestly, compare it side-by-side with a HELOC, a standard refinance, or downsizing, and only recommend a reverse mortgage when it's genuinely the best fit — not the default.

Yes — extensively. Vancouver's Westside and the broader Lower Mainland has one of the largest Iranian-Canadian communities in Canada and we handle these files constantly: newcomers on work permits or PR within the first 5 years, returning Canadians with assets held abroad, buyers with foreign-sourced down payments that need proper paper trail under FINTRAC, and self-employed business owners whose taxable income doesn't reflect real cash flow. We have Farsi-speaking support, lenders comfortable with foreign-asset documentation, and we structure files around sanctions-related banking constraints rather than letting them kill the deal.

Often, yes. Vancouver has a high concentration of dual-income professionals, business owners and investors carrying meaningful cash balances alongside the mortgage. Manulife One collapses your chequing, savings, mortgage and HELOC into one account, so every dollar sitting in cash offsets mortgage interest daily — frequently saving 5–7 years of amortization for clients with strong cash flow. The rate premium over a plain mortgage is real, so we model it against your actual deposit patterns before recommending it. If the math doesn't work we'll tell you, and we'll often pair it with a readvanceable structure instead.