The files others refer out.
From self-employed borrowers to complex debt situations, including record-breaking approvals others said couldn't be done.
Whether you are buying a first home, refinancing, renewing, or tapping equity through a HELOC, we place residential mortgages across BC and Alberta for clients who do not fit the bank-only mold. Our residential work covers purchases, refinances, renewals, reverse mortgages, and debt consolidation — including files declined elsewhere.
One situation, one solution — explained plainly.
Every residential file starts with a situation, not a product. Find yours — each one describes the underwriting problem and how it actually gets solved.
Qualify on your real income when write-offs shrink line 150 — add-backs, stated-income and bank-statement programs.
Approvals for scores in the 500s and past bankruptcy or consumer proposal, with a plan back to prime.
Refinance or private funds to clear tax arrears and lift a CRA lien before it forces a sale.
Projected-income and low-down-payment programs built for medical professionals early in practice — explored in depth at our dedicated physician mortgage desk.
Shift premiums, overtime, paid duty and pensions documented properly for police, corrections, border services and Canadian Armed Forces — explored in depth at our dedicated officer financing desk.
Newcomer programs for buyers with limited or no Canadian credit history.
Refinance to buy out an ex-spouse and keep the family home — up to 95% of value on qualifying files.
Tap built-up equity for renovations, investing, or a down payment on the next property.
Roll high-interest cards and loans into one lower mortgage payment and free up monthly cash flow.
What signing the renewal letter costs against moving lenders — the arithmetic, the fees, and what OSFI changed in 2024.
Tax-free equity with no required monthly payments — commonly to about 55% of home value, repaid when you leave the home.
Asset-based qualification — documented liquid assets stand in for income under net-worth programs, plus holdco and jumbo structures.
Long-term rentals and short-term-rental income counted properly, from the first condo to a growing portfolio.
Arrears paid out and proceedings stopped before a forced sale consumes your equity — fast, equity-based, judgment-free.
A home on acreage, financed by lenders whose acreage policies actually fit the parcel — hobby farm to ALR.
Which residential lender is right for you?
Four lender lanes, four very different rates, leverage limits and qualifying rules. We size every file against all of them before recommending a lane — and always with a path back to the cheapest capital you qualify for.
Cheapest capital. Needs full income docs (T1s, NOAs, T4s, job letter). Splits into three tiers — insured, insurable, and conventional — with very different price caps and qualifying room.
A bridge, not a destination. The plan is always to move you to an A-lender at renewal once income or credit is re-established.
Short-term by design. Paid out by a refinance into A or B financing, or a sale, once the file is cleaned up.
For a 55+ homeowner. A separate all-ages Private Lifetime / Equity-Release option also exists — see the Private page.
Rates, ratios and leverage limits are typical ranges as of July 2026, shown for illustration, and change with the market, the lender, and your file. Insured-mortgage rules reflect the federal changes effective December 15, 2024. We size your file against every lane before recommending one, and confirm the exact numbers for your situation before you commit.
Three tiers — and your real purchasing power.
How much you can borrow isn't one rule. The tier your file falls into sets the price cap, the amortization, and how far the qualifying ratios can stretch — and the right one can meaningfully change your budget.
Under 20% down. A default-insurance premium is added to the mortgage. Qualifies at GDS 39% / TDS 44% and the stress test. 30-year amortization for first-time buyers and new builds; otherwise 25.
20% or more down on a home under $1M with a 25-year amortization. The lender insures it on the back end, so you pay no premium but still get insured-style pricing. Qualifies at GDS 39% / TDS 44%.
20%+ down, no price ceiling, and up to a 30-year amortization. Here 39%/44% is only a soft guideline — major banks often stretch to the mid-40s, select lenders to roughly 50% GDS / 50% TDS, and net-worth-based programs can go beyond that for borrowers with strong liquid assets. This is where real purchasing power lives.
Ratio flexibility on conventional files is lender-specific and depends on credit, income stability, and liquid assets — we confirm what you actually qualify for before you commit.
Case studies from files like yours.
Challenge: A bank renewal offer was on the table while the client was planning to buy their next home; the bank's rate and closed terms would have boxed them in.
Structure: Placed in a fully open Manulife One readvanceable mortgage. Its usual rate is prime + 0.50%; on this file our Manulife relationship secured prime + 0.00% — a discretionary rate negotiated case by case, not a posted or guaranteed offer — repayable anytime with no penalty.
Outcome: Full flexibility for the upcoming purchase, no prepayment penalty, and their income paid down more principal.
Details simplified and anonymized. Every residential file is different — outcomes depend on income, credit, equity, and market conditions. Read full case studies →
Common residential-financing questions.
How much down payment do I need in BC or Alberta?+
The minimum is tiered by price: 5% on the portion up to $500,000, 10% on the portion between $500,000 and $1.5 million, and 20% on homes priced at $1.5 million or more. On a $1.2M home that's about $95,000 down. Under 20% down is an insured (high-ratio) mortgage (home under $1.5M). With 20% or more down you're either insurable (home under $1M, insured-style rates with no premium to you) or conventional (no price cap, up to a 30-year amortization).
Do I still have to pass the mortgage stress test?+
For a new mortgage, yes — you qualify at the greater of your contract rate plus 2% or 5.25%, whichever is higher. Since late 2024, a 'straight switch' to a new lender at renewal — same balance and amortization — is exempt from the prescribed stress test, which makes it easier to move for a better rate.
Can I get a mortgage if I'm self-employed and write a lot off?+
Yes. A-lenders can average your last two years of income or add back certain business expenses; where the numbers still don't fit, Alternative (B) and stated-income programs look at your business deposits and viability rather than line 150 alone. Bruised credit or a single strong year doesn't have to end the conversation.
Can I qualify with bruised or bad credit?+
Often, yes — through Alternative (B) and private lenders. Scores in the 500s, a past consumer proposal, or a discharged bankruptcy can still be placed, usually up to 80% loan-to-value with a slightly higher rate and about a 1% fee. It's structured as a bridge back to prime as your credit recovers.
What ratios do lenders use to size my mortgage (GDS/TDS)?+
For insured and insurable mortgages, Gross Debt Service (housing ÷ gross income) is capped at 39% and Total Debt Service (housing plus all other debts) at 44%. On conventional (uninsured) mortgages that 39/44 is only a soft guideline — major banks often go to the mid-40s, select lenders to roughly 50% GDS / 50% TDS, and net-worth-based programs can go beyond that for borrowers with strong liquid assets.
How long can my amortization be?+
Up to 25 years is standard. 30-year amortizations are available to all first-time buyers and to anyone purchasing a newly-built home under the December 2024 rules, and most lenders offer 30 years on conventional (20%-plus down) files. A longer amortization lowers the payment but increases total interest.
What is a reverse mortgage and who qualifies?+
A reverse mortgage lets homeowners 55+ access tax-free equity with no required monthly payments — commonly up to about 55% of the home's value, and sometimes higher under certain programs for older homeowners. The exact advance depends on age, property, location and product. The loan is repaid when the home is sold or the last borrower moves out, and a no-negative-equity guarantee applies. There is also an all-ages private equity-release product for younger homeowners — see the Private page.
Getting a mortgage ready? Have these on hand.
Complete files get approved faster and with fewer conditions. Gather what you can from this list — we'll tell you exactly what your specific lane needs.
- Last 2 years T1 Generals + Notices of Assessment (all applicants)
- Recent pay stubs and a job letter (if employed)
- 2 years of T4s — or T2s and business financials if self-employed / incorporated
- 90-day history for your down payment (bank or investment statements)
- Current mortgage statement and property tax bill (refinance or renewal)
- Void cheque and government photo ID
- Accepted purchase contract and MLS listing (if buying)
- List of other debts — balances and monthly payments
Access to banks, credit unions, monolines, Alternative (B) lenders, and private capital — placed to the cheapest lane you qualify for. If another broker or your bank said no, talk to us first.
Run your own numbers first with our affordability calculator, mortgage insurance calculator (CMHC, Sagen, Canada Guaranty), and Manulife One calculator.
Submit a Residential File →Based in Metro Vancouver, placing residential mortgages across British Columbia and Alberta — Vancouver, Fraser Valley, the Interior, Vancouver Island, Calgary, Edmonton and everywhere in between.
Rates, ratios and program rules on this page were reviewed and current as of July 2026, and change with the market and each lender. We confirm the exact figures for your file before you commit.