Your first home, explained before you sign anything.
You do not need to know how a mortgage works. You need someone who explains it as you go, tells you what you can afford before you fall for a listing, and stays on the phone after the offer is accepted.
- You are renting and wondering whether buying is realistic yet.
- You have savings but are not sure they count as a down payment.
- You got a number from a bank app and do not trust it.
- You want to understand the process, not just be told what to sign.
Check your buying power
See the maximum price for your income and savings, and how the stress test changes it.
Open the calculator- Income they can verify: pay stubs and an employment letter for employees, two years of tax returns if you are self-employed or earn commission.
- Your down payment and where it came from. Ninety days of bank statements, plus paperwork for any gift.
- Credit history: score, how long you have had credit, and how you have handled it.
- Existing debts: car loans, student loans, cards and lines of credit, because they reduce what you can borrow.
- The property itself: price, type, and whether it qualifies for mortgage insurance.
- We calculate what you can afford precisely, then explain how each factor moved the number, so you know what would change it.
- We tell you the minimum down payment and the real cost of mortgage insurance, so you can decide whether to wait for 20% or buy now.
- We compare lenders on prepayment terms and penalties, not only the rate, because most first mortgages are broken or changed before the term ends.
- We stay in the loop with your realtor and lawyer so conditions get met before they become a problem.
A couple earning a combined $115,000 a year with a $600 car payment and $45,000 saved. At a 4.5% contract rate they must qualify at 6.5%, the stress test. That caps their mortgage near $430,000, so with their savings they can look at homes around $470,000.
With 9.6% down, mortgage insurance adds about 4% to the loan. If they wait a year and reach 10%, the premium drops to 3.1% and the monthly payment falls by roughly $40. We show both paths and let them choose.
Illustrative numbers only, rounded, using the constants shown on our calculators. Not a quote or an approval. Constants verified 2026-09-16.
Have these ready and the first meeting does the work of three.
Send them through our secure application, never by regular email.
- Government photo ID
- Two recent pay stubs and an employment letter
- Last two years of T4s and Notices of Assessment
- Ninety days of statements for your down payment accounts
- Gift letter, if part of the down payment is a gift
- Details of debts and monthly payments
- For the property: the listing and the accepted offer, once you have one
How much down payment do I need in Alberta?
At least 5% of the first $500,000 of the price and 10% of the portion above that, up to $1.5 million. From $1.5 million the minimum is 20%. Below 20% the mortgage must be insured, and the premium is added to the loan.
Can I use my RRSP or an FHSA?
Yes. The Home Buyers’ Plan lets a first-time buyer withdraw from an RRSP tax-free for a down payment and repay it over time, and a First Home Savings Account lets you save and withdraw tax-free. Limits change; we confirm the current ones with you.
Does a pre-approval guarantee my mortgage?
No. A pre-approval tells you what a lender is likely to approve based on your file today, and usually holds a rate for 90 to 120 days. The final approval depends on the property and on nothing changing in your finances.
Does applying hurt my credit?
One credit check through us is shared with the lenders we approach. You do not get a separate check for every lender. What hurts a score is many separate applications at different places over a short time.
What does it cost to work with you?
For most residential mortgages we are paid by the lender and there is no fee to you. When a file needs an alternative or private lender and a fee applies, we tell you the amount in writing before anything is submitted.
Talk to us about your situation.
A first conversation costs nothing. Bring the questions; we bring the numbers.
Cristina
Newcomers on work permits or PR, first-time buyers, renewals and refinances.
English · Español
Juan
First-time buyers, self-employed income, and files a bank has already declined.
English · Español
Sheryl
First-time buyers, self-employed professionals, refinancing and home equity.
English
New to Canada
Work permit, PR or citizen: which lenders accept your status and your income history.
See the stepsSelf-employed
Your tax return is not your income. We show lenders the business behind it.
See the stepsRenewal and switch
Your renewal letter is an offer. We check it against the market before you sign.
See the steps