01Purchase
Home purchase
A pre-approval tells you what you can actually spend, holds your rate while you shop, and makes your offer credible to a seller. It takes about a day and costs nothing.
Explore home purchase →Ontario mortgage brokerage · Est. 2023
Bank said no? That's one lender. We have 50.
Self-employed, bruised credit, new to Canada — or you just want a better rate than your branch offered. We shop your file to 50+ lenders and keep going until one says yes. It costs you nothing to ask.
FSRA licence #13404·
Independently owned & operated
01 — The ledger
A brokerage is only worth the doors it can open.
- 50+ Lenders in network Banks to private capital, across ON, BC, AB & SK
- 24h Typical pre-approval Documents in before noon, answer same day
- 7 Ways to finance From A-lender purchase to second-position private
- $0 Cost to ask On most residential deals the lender pays us
02 — Mortgages
Six ways in.
02Equity
Refinance
Refinancing replaces your existing mortgage with a new, larger one and hands you the difference. Done for the right reason it clears expensive debt and lowers what you pay every month.
Explore refinance →03Term end
Renewal
Over 65% of Canadians sign whatever their lender mails them. On a $500,000 mortgage, half a point of rate is worth roughly $13,000 over a five-year term.
Explore renewal →04Speed
Private mortgage
Private lending looks at the property first and the paperwork second. Approval turns on equity, not on a score — and it closes fast, because that is usually the entire point.
Explore private mortgage →05Recovery
Bad credit
Bankruptcy, a consumer proposal, a rough year — none of it makes you unfinanceable. It changes which lender you belong to, and what the road back looks like.
Explore bad credit →06Income
Self-employed
Your accountant minimizes your taxable income and your lender reads that same line as your income. Stated-income and bank-statement programs exist precisely because that is a bad measure of a business.
Explore self-employed →07Start here
Pre-approval
Twelve minutes, one soft pull, a real number you can shop with — and a rate held while you look.
Get pre-approved03 — The process
The conversation
Fifteen minutes on the phone. What you earn, what you owe, what you are trying to buy and by when. No credit pull, no commitment — we are checking whether there is a deal here at all, and we will tell you plainly if there is not.
The file
We build the story a lender needs: income, down payment, credit, property. If you are self-employed we translate the business into underwriting language before anyone says no to it.
The market
Your file goes out to the lenders that actually fit it — not the one branch you happen to bank at. We come back with options, side by side, with the real cost of each spelled out.
The keys
Commitment signed, conditions cleared, lawyer instructed. We stay on it through funding — and we call you 120 days before renewal so it never quietly resets at the posted rate.
01
step one of four
Conversation
04 — Why Orange
Four things a bank branch structurally cannot do for you.
01
Best rates, because we are not loyal
A branch can only sell you what is on its own shelf. We hold agreements across banks, monolines, credit unions, alternative lenders and private capital — and the only allegiance in the room is to your file.
Rate · Term · Prepayment
02
Quick approvals, because we pre-underwrite
We find the reasons a lender would decline before we submit, and answer them in the package. That is why files that sat for three weeks at a branch come back in a day.
Same-day answers on complete files
03
A wide network, because one no is not the market
Every lender has a box. A decline usually means you missed one box, not that you are unfinanceable. We know whose box you fit — including the ones that never advertise.
Banks · Monolines · Alt-A · Private
04
Cost savings, measured over the term
The lowest posted rate with a punishing penalty clause is not the cheapest mortgage. We price the whole term — penalty formula, portability, prepayment room — and show you the number that actually matters.
Total cost of borrowing
05 — Run the numbers
Three calculators that do the Canadian maths properly.
01
Payment
Most online calculators use the American monthly-compounding formula and overstate your payment. This one compounds semi-annually, the way a Canadian lender actually does.
Open calculator → 02Affordability
Lenders test two ratios and then re-test everything at a rate higher than the one you are being offered. This shows you the number that survives all three checks.
Open calculator → 03Land transfer tax
Land transfer tax is due in cash on closing and cannot be added to your mortgage. Buy in Toronto and you pay it twice — once to the province, once to the city.
Open calculator →Every individual, regardless of employment status or credit history, should have the opportunity to own a home. That belief is the entire business.
06 — Questions
The six we answer every week.
Something not here? Read the full FAQ or call 416 230 2920 — a broker picks up, not a queue.
How much mortgage can I afford?
Lenders test two ratios. Your housing costs — principal, interest, property tax and heat — should sit near 32–39% of gross income (GDS), and all your debt payments together near 40–44% (TDS). You also have to qualify at the stress-test rate: the greater of your contract rate plus 2% or 5.25%. In practice most Ontario buyers land around four to four-and-a-half times household income, but the shape of your debt moves that number more than the income does.
What is a reverse mortgage?
A loan available to Canadian homeowners 55 and older that converts part of your home equity into tax-free cash with no required monthly payments. Interest accrues and the balance is repaid when you sell, move or pass away. Rates are higher than a conventional mortgage and the balance compounds, so it suits a specific situation — equity-rich, income-light, staying put. We will tell you when a HELOC or a refinance is the better tool.
How much mortgage can I get?
Down payment rules set the ceiling: 5% on the first $500,000, 10% on the portion from $500,000 to $1.5M, and 20% above that. Under 20% down you are insured and capped at a $1.5M purchase price. Beyond the rules, it comes down to provable income, credit and the property itself — and on alternative or private files, largely to equity.
How do I get pre-approved?
Send us two recent pay stubs or two years of T1 Generals and Notices of Assessment if you are self-employed, proof of down payment, and permission for a credit check. We come back with a maximum price, a payment, and a rate hold — typically good for 90 to 120 days. A pre-approval is a lender's conditional commitment, not a guarantee: the property still has to appraise and your situation has to hold.
What is a high-ratio mortgage?
Any mortgage where you put down less than 20%, making the loan more than 80% of the property value. It must be insured through CMHC, Sagen or Canada Guaranty, and the premium — roughly 2.8% to 4% of the loan — is usually added to the balance. The trade-off is real: you pay the premium, but insured rates are often lower than uninsured ones.
What does refinancing actually do?
It replaces your existing mortgage with a new, usually larger one, up to 80% of your home's value, and hands you the difference. People use it to clear high-interest debt, fund a renovation, or free a down payment for a second property. Breaking mid-term triggers a penalty — three months' interest on a variable, or the interest rate differential on a fixed — so the whole exercise is arithmetic: does the saving beat the penalty. We run that before you commit.
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