Trusted Mortgage Broker Serving British Columbia

In the Fraser Valley, we see buyers and homeowners save time and avoid costly missteps by comparing multiple lender options instead of only one bank’s rules. We can often help you structure the deal more strategically, especially if you are juggling commute considerations, tighter inventory, or a purchase with conditions and deadlines.

In Canada, you need at least 5% down on the first $500,000, 10% on the portion from $500,000 to $999,999, and 20% down for $1,000,000 or more. Because Fraser Valley home prices can vary widely between areas like Langley, Abbotsford, and Chilliwack, we will run the exact numbers for your target price range so you know what is realistic before you start making offers.

A pre-approval is a strong starting point, but it is not the same as a full mortgage approval because the property details, appraisal, and final underwriting still matter. We help you get a pre-approval that actually holds up in the real Fraser Valley market, where bidding timelines, strata documents, and condition dates can move quickly.

Yes, in many cases, and the right strategy depends on why the credit was impacted and what your overall application looks like. We can explore alternative lenders, credit unions, or a short-term plan that gets you into the home now, then positions you to improve your credit and qualify for better pricing later.

Lenders look at the full picture, but in practice they focus heavily on stable income, your debt-to-income ratios, and the quality of the down payment, then they layer in credit history and the property itself. When we review your file, we show you which factor is the bottleneck, then we give you a clear plan to improve it, so you are not guessing.

Self-employed mortgages in Canada often come down to documentation and how income is presented, not whether you can qualify at all. We help you prepare a lender-ready package using items like Notices of Assessment, T1 Generals, financial statements, and bank statements, then we match you with lenders who understand self-employed income, which is common across Fraser Valley trades, contractors, and small business owners.

The biggest mistakes we see are stretching the budget based on a best-case rate, skipping a proper review of strata documents for condos and townhomes, and leaving financing too late in the offer process. We help you set a comfortable budget, stress-test the payment, and line up financing early so your offer is stronger and your closing is smoother.

You can absolutely shop around at renewal, and switching lenders is often simpler than people expect, especially if your income and property are straightforward. We review your current mortgage, calculate the real cost of switching, and negotiate options so you can decide based on total value, not just the posted rate.

Yes, if you have enough equity, and the right option depends on whether you want a one-time lump sum (refinance) or flexible access over time (HELOC). We will map out the total cost, your payment comfort, and the impact on your long-term plan, especially important when balancing family expenses, renovation timelines, or higher-cost debt.

Most approvals move faster when we have photo ID, recent pay stubs, employment letter, T4s or Notices of Assessment, down payment confirmation, and a clear list of debts, plus property documents once you have an accepted offer. We provide a simple checklist tailored to your situation so you are not scrambling while your offer clock is ticking.