Nobody teaches you this in school. From "can I even afford this?" to keys in hand, I walk you through every step, then take your one application to 50+ lenders.
A relaxed first conversation where we figure out your budget and what's realistic.
One application, then you shop with real confidence.
You find the place. I lock your rate and handle the lender back-and-forth.
Sign, celebrate, move in. I'm still one text away after closing.
It's not a flat 20%. In Canada the minimum steps up with the price, and for most first homes it starts at just 5%.
A $450,000 home needs $22,500 down.
5% on the first $500k, 10% on the rest. A $700,000 home needs $45,000.
A $1.6M home needs $320,000 down.
Under 20% down, your mortgage is insured, which adds a premium to your loan. It also usually means a lower rate. I show you both paths so the trade-off is clear. Figures are BC guides and can change, we confirm what applies to you.
Save up to $8,000 a year. Tax-deductible going in, tax-free coming out toward your first home. The best of an RRSP and a TFSA in one.
Borrow up to $60,000 from your own RRSP for your down payment, tax-free, and pay it back to yourself over time. A couple can combine for $120,000.
First-time buyers pay no property transfer tax on a home valued up to $500,000, with partial relief up to roughly $835,000. That can save you thousands at closing.
First-time buyers and new builds can now stretch to a 30-year amortization, which lowers your monthly payment and can help you qualify for more.
A handful of one-time costs land around closing day. None are surprises when you know them early, so here's the full list up front.
Two minutes with your real income and down-payment numbers, and you walk away with a clearer picture.
I keep honest, jargon-free answers to the questions first-time buyers ask most over on the main FAQ page.
Start the application whenever you're ready, or just send me your questions. Working with me is free for residential mortgages, the lender pays me when your mortgage funds.