However you’re moving, there’s a mortgage path.

Qualifying depends on your income, credit, down payment, and the property — and on each lender’s criteria, which vary widely. The fastest way to know your options is a quick, no-obligation review: I’ll look at your full picture and tell you honestly where you stand and what’s possible. Pre-approvals are typically turned around in 24–48 hours.

Your bank can only offer its own products. As a mortgage broker licensed with Mortgage Architects, I compare 50+ lenders — banks, credit unions, monoline and alternative lenders — to find the right fit for your situation. In most cases the lender pays my commission, so there’s $0 broker fee to you.

A pre-approval is usually ready in 24–48 hours once I have your documents. A full approval on an accepted offer typically takes a few business days, depending on the lender and the completeness of your file. I keep you updated at every step.

Often, yes — these are exactly the files I specialize in. For self-employed borrowers I know how to present your income to the right lenders; for bruised credit there are alternative and private options, used responsibly with a plan to move you back to traditional lending. Approval always depends on lender criteria, but you have more options than the bank may suggest.

Recent changes include a higher insured-mortgage price cap (up to $1.5M), 30-year amortizations for first-time buyers and new builds, and expanded refinancing to add secondary suites (up to 90% LTV). The right strategy depends on your goals — I’ll walk you through what applies to you. Always confirm current rules at canada.ca and CMHC.

Sooner than most people think. A pre-approval before you shop lets you make confident offers and locks a rate hold. If you’re renewing, start 3–4 months out so we can shop your renewal rather than auto-signing the bank’s offer.