Best Mortgage Broker in Vancouver, British Columbia — 100+ Lenders, 5-Star Rated

Both terms apply. Mortgage Squad Advisors is an FSRA-licensed brokerage (#13737), and your file is handled by a licensed mortgage agent on our team. Whether you searched "mortgage broker Vancouver" or "mortgage agent Vancouver", you've reached the same place — a local advisor with access to 100+ lenders. New to brokers? See what a mortgage broker is and how they're paid.

Yes. We serve all of Vancouver — West End, Yaletown, Mount Pleasant, Kitsilano and every surrounding pocket — remotely or in person. You get a dedicated advisor in your time zone plus Maya AI for instant answers 24/7, so help is always close by.

At Vancouver's ~$1,950,000 benchmark with 20% down at a representative 5.04% 5-year fixed, you'd need roughly $294,000 in household income to qualify after the stress test — less with a co-applicant or a larger down payment, more if you carry other debt. We'll model your exact file in minutes.

Lenders run two debt-service ratios. Your GDS ratio (Gross Debt Service) — housing costs (mortgage payment, property tax, heat, plus half of any condo fees) measured against gross income — generally has to stay under about 39%, and your TDS ratio (Total Debt Service), which adds car loans, credit cards and other debt, under about 44%. Both are tested at the stress-test rate (the greater of your contract rate + 2% or 5.25%). Pay down other debt or add a co-applicant and your Vancouver budget rises. Our GDS & TDS guide and stress test guide show the full math, or run your numbers and have Maya model it in minutes.

It depends on your risk tolerance and rate outlook. A fixed-rate mortgage locks your rate and payment for the whole term — predictable, and the popular choice when rates are uncertain. A variable-rate mortgage moves with the lender's prime rate (which tracks the Bank of Canada policy rate); it often starts lower and can save money if rates fall, but your payment or amortization shifts if they rise. Terms run 1, 2, 3 and 5 years — the 5-year fixed is the most common choice in Vancouver. See our fixed vs variable and 3- vs 5-year term breakdowns, and we'll compare both on your real numbers.

For the best A-lender rates, most lenders look for a credit score of about 680 or higher. Scores in the 600s can still qualify, often at a slightly higher rate or with more down payment. Below the low 600s, B-lenders and private lenders take over — many work with scores down to roughly 500 on an equity-based approval, with a plan to move you back to A-pricing in 12–24 months. Our credit score guide explains the bands, and we'll tell you exactly where your Vancouver file stands.

Yes — we provide mortgage brokerage services across Vancouver including West End, Yaletown, Mount Pleasant, Kitsilano and surrounding areas. Our advisors know the local market and lender preferences.

As of 2026, the benchmark price in Vancouver is approximately $1,950,000. Your specific neighbourhood and property type can vary materially. We'll model your file at the price band that matches your search.

Standard Canadian mortgage documents: two pieces of government photo ID, two years of T4s/NoAs, recent pay stubs, 90-day proof of down-payment funds, and your purchase agreement once you have one. Self-employed and newcomer files have additional requirements — we'll send a precise list after a 5-minute intake.

Yes. First-time buyers are a core part of our practice. We help you stack the programs: the FHSA (up to $40,000 lifetime contribution room, tax-deductible), the RRSP Home Buyers' Plan (HBP) with its 15-year repayment, FTHB land transfer tax rebates (where applicable in British Columbia), and insured (less than 20% down) CMHC paths starting at 5% down. Under the 2024 rules, 30-year amortization is now available to first-time buyers and on new-build purchases — lowering the monthly payment. We also run a stress-test simulation before any offer.

Mortgage brokering in British Columbia is regulated by the BCFSA (BC Financial Services Authority). Mortgage Squad Advisors is a licensed brokerage (FSRA #13737, Ontario head office) and arranges British Columbia financing in compliance with BCFSA requirements — directly or through licensed partner brokers where provincial registration requires it. All advisors are FINTRAC-trained.

Most clients receive a written pre-approval within 24-72 hours of submitting documents. Maya AI gives you ballpark numbers in 60 seconds; the formal pre-approval requires a credit pull and underwriting review.

Yes. Vancouver's buyer pool reflects the broader Canadian market — self-employed, newcomer, multi-unit, alt-A, and private files are all in our daily flow. We pair you with an advisor experienced in your file type.

Today's best 5-year fixed across our network is approximately 3.94%, with variable around 3.60%. Your personalized Vancouver rate depends on your file (income, credit, loan-to-value (LTV), property type). See our live rate board or ask Maya for an instant quote.