Client filesRead our Google reviews
Real files we’ve solved.
Ontario files our licensed advisors have handled: the situation, what we did and how it turned out. First-time buyers, renewals, refinances, self-employed borrowers, newcomers and alternative lending. Names and identifying details are changed to protect client privacy, and every file is different.
Looking for real client reviews?
They are on our Google Business Profile, written by clients and verified by Google — not by us.
FSRA #13737 · Ontario| Examples from 14 Ontario markets
Licensed advisorsFSRA #13737 · 100+ lenders
20+
Years of combined experience
Principal Broker licensed since 2010
100+
Lender partners
Banks · monolines · private
430+
Guides & articles
Free Canadian mortgage library
15+
Languages on our team
Plus Maya, our AI assistant, in 50+
First-time buyer
4 example scenarios
Client file Brampton, ON
- Situation:
- A couple buying their first home had been declined by two banks.
- What we did:
- We walked them through the FHSA, RRSP Home Buyers' Plan and first-time-buyer rebates in Punjabi, then placed the file with a lender whose policy fit their income.
Outcome: Insured purchase with 5% down
Client file Toronto, ON
- Situation:
- A first-time buyer purchasing a downtown condo wanted to use both registered plans.
- What we did:
- We sequenced FHSA and RRSP Home Buyers' Plan withdrawals and factored the Ontario and Toronto land transfer tax rebates into the cash-to-close.
Outcome: FHSA + HBP stacked; rebates offset closing costs
Client file Mississauga, ON
- Situation:
- A buyer pre-approved by their own bank was quoted a rate above what comparable files were getting.
- What we did:
- We compared the file across our lender panel and moved it to a lender pricing 35 basis points lower. On $700,000 over a 25-year amortization that is roughly $11,700 over a five-year term.
Outcome: ~35 bps lower than the bank's quote
Client file Vaughan, ON
- Situation:
- First-time buyers wanted a duplex: live upstairs, rent the lower unit.
- What we did:
- We structured it as an owner-occupied insured purchase and used the lender's rental-income policy for the second unit when qualifying.
Outcome: Duplex purchase, 10% down, rental income counted
Renewal
5 example scenarios
Client file Ottawa, ON
- Situation:
- A homeowner's renewal letter came in well above the market for the same term.
- What we did:
- We benchmarked the offer against our lender panel within two business days and switched the mortgage to a lender with a lower rate on the same product and term.
Outcome: Roughly 1 percentage point below the bank's offer
Client file Burlington, ON
- Situation:
- A couple assumed their renewal rate was simply the market.
- What we did:
- We produced a written competing offer; their existing lender matched it, so they stayed put at the lower rate.
Outcome: Existing lender matched a competing offer
Client file Markham, ON
- Situation:
- Homeowners forwarded their bank's renewal letter a few weeks before maturity.
- What we did:
- We returned a three-lender comparison the next day and handled the switch paperwork end to end.
Outcome: Switched lenders at renewal; transfer costs covered by the new lender
Client file Mississauga, ON
- Situation:
- A homeowner was about to sign an auto-renewal.
- What we did:
- We found a lower rate elsewhere and managed the switch, with the new lender covering discharge and appraisal costs.
Outcome: Lower rate, no out-of-pocket switching cost
Client file London, ON
- Situation:
- A homeowner's income had dropped after a job change, and they were worried about re-qualifying at renewal.
- What we did:
- We arranged a straight switch — same balance and amortization — with a lender that did not require re-qualifying at the stress-test rate.
Outcome: Switched at renewal without a new stress test
Refinance
2 example scenarios
Client file Toronto, ON
- Situation:
- A homeowner was carrying about $42,000 of credit-card debt at around 21%.
- What we did:
- We showed the cost of consolidating into the mortgage — including the longer payback — and refinanced once the client agreed to close the paid-off cards.
Outcome: High-interest debt consolidated into the mortgage
Client file Toronto, ON
- Situation:
- A homeowner planned to break a fixed mortgage for a lower rate.
- What we did:
- We calculated the interest-rate-differential penalty against the savings and showed the break would lose money; we revisited the file at renewal instead.
Outcome: Avoided a refinance that cost more than it saved
HELOC
3 example scenarios
Client file Mississauga, ON
- Situation:
- Homeowners wanted an emergency buffer before they needed it.
- What we did:
- We set up a HELOC behind their mortgage while their income qualified comfortably; later, after a flood, they drew on it and repaid it over about a year.
Outcome: Credit in place before it was needed
Client file Vaughan, ON
- Situation:
- A homeowner working with an accountant wanted a readvanceable structure for investing.
- What we did:
- We arranged a readvanceable mortgage whose HELOC portion grows as principal is repaid; the tax strategy stayed with the client's accountant.
Outcome: Readvanceable mortgage in place
Client file Kitchener, ON
- Situation:
- A homeowner wanted to use home equity toward a rental purchase.
- What we did:
- We set up a HELOC and coordinated both lenders so the rental purchase closed shortly after the HELOC funded.
Outcome: HELOC funded the rental down payment
Self-employed
3 example scenarios
Client file Brampton, ON
- Situation:
- Two incorporated business owners were declined by banks that looked only at their personal tax returns.
- What we did:
- We documented salary, dividends and the corporation's retained earnings and placed the file with a lender whose policy recognises that structure.
Outcome: Qualified for materially more than the bank's figure
Client file Richmond Hill, ON
- Situation:
- A recently incorporated professional had only one year of corporate returns.
- What we did:
- We found a lender that counted the prior sole-proprietor history alongside the new corporation.
Outcome: A-lender pricing with one year incorporated
Client file Oakville, ON
- Situation:
- A self-employed borrower with a large down payment was offered alternative-lender pricing by their bank.
- What we did:
- We placed the file in a bank's business-for-self program suited to a 35% down payment.
Outcome: Business-for-self program at A-lender pricing
New to Canada
3 example scenarios
Client file Toronto, ON
- Situation:
- A work-permit holder with 18 months in Canada and no Canadian credit history had been declined twice.
- What we did:
- We used a bank newcomer program that accepts international credit evidence and a larger down payment.
Outcome: Approved through a newcomer program with 15% down
Client file Mississauga, ON
- Situation:
- A permanent resident's down payment was coming from overseas.
- What we did:
- We assembled the source-of-funds documentation lenders require for money transferred from abroad.
Outcome: Standard rates for a recent arrival
Client file Vaughan, ON
- Situation:
- A family two years into Canada had been saving in an FHSA.
- What we did:
- We built the purchase around their FHSA savings and an insured 5% down payment.
Outcome: Townhouse purchase with 5% down
Investment property
3 example scenarios
Client file Hamilton, ON
- Situation:
- An investor with four rentals had hit their bank's limit on financed properties.
- What we did:
- We moved the portfolio to lenders that apply full rental offset and do not cap the number of properties.
Outcome: Room to keep growing the portfolio
Client file Mississauga, ON
- Situation:
- Investors bought below market, renovated and rented a property.
- What we did:
- We refinanced at the post-renovation appraised value with a lender that allows it within the first year.
Outcome: Equity recovered to fund the next purchase
Client file Whitby, ON
- Situation:
- An investor was financing a 12-unit purpose-built rental.
- What we did:
- We structured the file for CMHC MLI Select using energy-efficiency and affordability points.
Outcome: Higher leverage and a longer amortization than conventional
Bruised credit
2 example scenarios
Client file Hamilton, ON
- Situation:
- A borrower's credit score had fallen to around 580 after a divorce.
- What we did:
- We arranged a B-lender purchase with a written credit-rebuild plan, then refinanced to an A-lender once the score recovered.
Outcome: B-lender now, A-lender refinance later
Client file Toronto, ON
- Situation:
- A borrower two years out of a consumer proposal assumed no lender would consider them.
- What we did:
- We placed the purchase with a B-lender and mapped the move back to A-lender pricing from day one.
Outcome: Closed with a B-lender; exit plan agreed up front
Private / bridge
2 example scenarios
Client file Brampton, ON
- Situation:
- Buyers needed to close on a new home before their current one sold.
- What we did:
- We arranged a short-term private mortgage and paid it out from the sale proceeds.
Outcome: Short-term private bridge, repaid on sale
Client file Toronto, ON
- Situation:
- A homeowner facing power of sale after a job loss had weeks to act.
- What we did:
- We arranged a private mortgage to pay out the existing lender and built the exit to a B-lender once income recovered.
Outcome: Power of sale stopped; exit plan in place
Reverse (55+)
2 example scenarios
Client file London, ON
- Situation:
- A retired couple's remaining mortgage payment was straining their fixed income.
- What we did:
- We arranged a reverse mortgage that paid out the existing mortgage, with independent legal advice before signing.
Outcome: No monthly mortgage payment; they keep the home
Client file Toronto, ON
- Situation:
- A homeowner over 55 wanted to help a child buy a first home without selling.
- What we did:
- We modelled the reverse-mortgage balance over time so the estate impact was clear before they decided.
Outcome: Equity accessed without selling
Commercial
1 example scenario
Client file Toronto, ON
- Situation:
- An owner of a small apartment building wanted to refinance into insured multifamily financing.
- What we did:
- Our commercial desk prepared the CMHC MLI Select submission and managed lender underwriting.
Outcome: Insured multifamily refinance
Construction
1 example scenario
Client file Caledon, ON
- Situation:
- Owners were building a custom home on a rural lot.
- What we did:
- We arranged a progress-draw construction mortgage and coordinated each draw with the builder through to occupancy.
Outcome: Draws funded on schedule; converted to a term mortgage at completion
Meet Maya · AI assistant
A question at midnight? Maya can help.
A licensed mortgage advisor handles your file from first question to closing. Between calls, Maya, our AI assistant, answers questions instantly in 50+ languages. Rate-beat offer: bring a written, current offer from one of the six largest banks for the same product, term and amount, and we will try to beat it or pay you $500, yours or your charity’s. Conditions apply; see full terms.
- Instant answers
- 50+ languages
- Instant payment math
- Voice calls
M
Maya · AI assistant
Typing…
Read our reviews on Google.
Want to hear it from clients directly? Their reviews are on our Google Business Profile, written by them and verified by Google.
Have a file like one of these?
5-minute pre-qualification. No bureau pull. A licensed advisor looks at your actual numbers.