From your first pre-qualification to closing day, I'll walk you through every step — down payment options, programs you might not know about, and a rate that actually fits your budget.
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Scotiabank
BMO
First National
Home Trust
National Bank
Equitable Bank
Desjardins
ManulifeEvery first-time buyer follows roughly the same path. Here's exactly what it looks like, so nothing catches you off guard.
Build your down payment using your RRSP Home Buyers' Plan, FHSA, and/or personal savings — and get a realistic sense of your budget.
Answer a few quick questions for a ballpark number — no credit pull, no commitment, under a minute.
I verify your income, credit, and down payment, and hold your rate for 90-120 days while you shop.
Shop with confidence, knowing exactly what you're approved for and what your payments will look like.
Your pre-approval strengthens your offer. I'm reachable in real time for any financing questions that come up.
We submit final documents, clear any lender conditions, and lock everything in ahead of closing.
Your lawyer finalizes the deal, funds are released, and you get the keys to your first home.
First-time buyers have access to programs most people never hear about until they ask.
Minimum down payment is typically 5% on homes under $500,000, with tiered requirements above that. You can also use your RRSP (Home Buyers' Plan) or a First Home Savings Account (FHSA) to save toward it tax-free.
Ontario first-time buyers may qualify for a land transfer tax rebate of up to $4,000. Use the closing costs calculator below to see your estimate.
A full pre-approval verifies your income, credit, and down payment, and typically holds a rate for 90-120 days while you shop — so sellers take you more seriously.
All three can help fund your down payment — knowing how they're different means you can use them together instead of guessing which one to pick.
| FHSA | RRSP Home Buyers' Plan | TFSA | |
|---|---|---|---|
| Annual limit | $8,000 | Uses your existing RRSP room | $7,000 (2026) |
| Max toward a home | $40,000 lifetime | $60,000 (couples: $120,000 combined) | No home-specific cap |
| Tax treatment | Contributions deductible, withdrawals tax-free for a qualifying home | Contributions deductible; withdrawal is a loan to yourself | Contributions not deductible; withdrawals always tax-free |
| Do you repay it? | No — it's yours | Yes — 1/15 of the amount per year over 15 years | No — it's yours |
| Good to know | Can be combined with the HBP on the same purchase | Must be a first-time buyer (or haven't owned in the last 4 years) | Most flexible — usable for anything, not just a home |
Many buyers don't realize the FHSA and RRSP Home Buyers' Plan can be used together on the same home — that's up to $100,000 in tax-advantaged down payment before a TFSA even enters the picture. Contribution limits and rules shown are current as of 2026 and can change; I'll confirm exact numbers for your situation.
Two quick tools, no commitment either way — switch between them any time.
Combine income from all applicants on the mortgage.
Enter your household income to continue.
Car loans, credit cards, student loans, other lines of credit. Enter 0 if none.
Enter your monthly debts (or 0) to continue.
Include gifted funds if you have a signed gift letter.
Enter your down payment (or 0) to continue.
A rough range is fine — no credit pull needed.
This is a ballpark estimate only, not a pre-approval. Actual qualifying amounts vary by lender, income verification, and full credit review.
Send me your details and I'll follow up with a real quote based on your full picture.
Estimate land transfer tax and other one-time costs of buying a home.
Includes land transfer tax, plus typical legal fees, title insurance, and a home inspection. Actual costs vary by lender, lawyer, and property. Talk to me for an accurate number →
Every document to gather, every down payment program to consider, and every closing cost to budget for — in one printable PDF.
“She is amazing, she is my mortgage broker for life. Had a home for 20 years and wanted to use my equity, the bank I used wasn't willing to give me options. Spoke with Anneka, she made it easy & understandable and with her help I was able to get to where I needed.”
Chantel R., Brampton ON“Choose Anneka if you're looking for a mortgage as she's amazing at what she does. When you call her and tell her everything, all you have to do is sit back, relax and let her do what she does. You'll be stress free and she'll get you the mortgage in your beautiful home, along with being engages for the new years! Not only did she get us the mortgage, but we got a great rate. She was always available any time of the day. Just amazing, thanks again!”
Shane & Malaysia G., New Tecumseth ON“Anneka helped me secure financing for two of my investment properties and when it came time to buy on my new move to Alberta, I called her again without a second thought. Both times the process was so easy and fluid from start to finish — she made what I expected to be stressful feel completely manageable. I couldn't imagine working with anyone else.”
Hailey N., Calgary AB“Refinancing always seemed like such a headache, but Anneka made the whole thing painless. She helped me refinance my mortgage and land a great rate without me having to jump through hoops or chase paperwork every five minutes. On top of that, she found a way to work debt consolidation into the plan.”
Aaron L., Hamilton ON“We were in such a tight spot — trying to sell our home and secure a new mortgage at the same time, and every bank we tried turned us away. I honestly don't know how Anneka did it, but she stayed calm through all of it, kept reassuring us we'd get there, and worked what genuinely felt like magic behind the scenes. Where everyone else told us no, she found a way to make it work. We wouldn't be in our home right now without her.”
Natasha S., Scarborough ONMost of these are easy to avoid once you know they're coming.
Get pre-qualified first so you know your real number before you fall in love with a listing you can't afford.
Lenders re-check your credit before funding. A new car loan or credit card between approval and closing can change your numbers.
Land transfer tax, legal fees, and inspections add up fast. Budget 1.5–4% of the purchase price beyond your down payment.
Comparing 76+ lenders through a broker often finds better rates and terms than your everyday branch will offer.
FHSA, RRSP Home Buyers' Plan, and land transfer rebates can add tens of thousands to your buying power — most buyers find out too late.
Never drop the subject-to-financing clause to make an offer more competitive — it's what protects your deposit if something falls through.
Pre-qualification is a quick estimate based on numbers you provide — no documents required. Pre-approval involves verifying your income, credit, and down payment, and typically holds a rate for 90-120 days while you shop. Sellers take pre-approved buyers more seriously.
Pre-qualification is document-free — just share your income, debts, and down payment amount and I'll give you a quick estimate. Pre-approval verifies those numbers, so plan to have on hand: government-issued ID, recent pay stubs and a letter of employment (or two years of Notices of Assessment and financial statements if you're self-employed), your last two years of T4s or T1 Generals, 90 days of bank statements showing your down payment, and statements for any existing loans or credit cards. I'll confirm the exact list for your situation before we start.
In Canada, minimum down payment is typically 5% on homes under $500,000, with tiered requirements above that. Some 100% financing options exist for qualified buyers — worth a conversation before you assume what's possible.
Beyond your down payment, plan for land transfer tax (Ontario first-time buyers may qualify for a rebate up to $4,000; Alberta has no land transfer tax), legal fees, title insurance, and a home inspection. A good rule of thumb is 1.5-4% of the purchase price.
Federally regulated lenders must qualify you at whichever is higher: your contract rate plus 2%, or a 5.25% minimum qualifying rate. It affects how much you can borrow, not the rate you'll actually pay — I'll walk you through what that means for your numbers.
Rent-to-own lets you rent a home now with a portion of your monthly payment going toward a future down payment, giving you time to build credit, save, or establish income history before qualifying for a traditional mortgage. At the end of the term, you have the option to purchase the home at a pre-agreed price. I can help structure the numbers and mortgage exit strategy from day one.
The total length of time it will take to pay off your mortgage in full — commonly 25 years — even though your rate is only locked in for a shorter term.
The length of time your current rate and conditions are locked in — commonly 1 to 5 years — before you renew or renegotiate.
Required when your down payment is under 20%. It protects the lender if you can't repay, and adds a premium to your mortgage — but it's what lets you buy with as little as 5% down.
Gross and Total Debt Service ratios — the formulas lenders use to determine how much of your income can go toward housing costs and total debt payments.
You must qualify at whichever is higher: your contract rate plus 2%, or a 5.25% minimum. It affects how much you can borrow, not the rate you'll actually pay.
A fixed rate stays the same for your entire term. A variable rate moves with the lender's prime rate, so your payment (or the portion going to interest) can go up or down.
Pre-qualification is a quick, document-free estimate. Pre-approval verifies your income, credit, and down payment, and holds a rate for 90-120 days.
Costs beyond your down payment — land transfer tax, legal fees, title insurance, and inspection. Budget roughly 1.5-4% of the purchase price.
Lets you transfer your existing mortgage — and your rate — to a new property if you move before your term ends, instead of breaking it.
A condition in your offer that lets you walk away if your financing falls through, protecting your deposit. Never waive it to make an offer look stronger.
Fill out the form and I'll follow up within one business day — or call/email directly if you'd rather skip the form.
