Buying your first home is big.
We make the mortgage part easy.
Most first time buyers do not know what they do not know. That is completely normal. We have spent 20 years walking people through their first purchase and we know exactly what questions to ask, what programs are available, and how to get you the best possible start.
Let us find out what you qualify for
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Buying your first home feels overwhelming. That is completely normal.
The mortgage process has a lot of moving parts and most first time buyers come to us feeling like they have no idea where to start. That is fine. You do not need to know the answers you just need someone who does.
We sit down with you, understand your situation, walk you through every option available, and handle everything from application to funded. You make the decisions. We do the work.
You are not sure what you can afford
We run the numbers based on your actual income, debts, and down payment so you have a real number to work with before you start house hunting.
You do not know which mortgage type is right
Fixed, variable, open, closed we explain each one in plain language and help you pick the one that fits your life and your risk tolerance.
You are worried your credit or down payment is not enough
There are more options than most people realise at every down payment level. We know which lenders and programs work best for your specific situation.
You do not want to get it wrong
This is probably the biggest financial decision you have ever made. We take that seriously. We will never rush you or push you toward something that does not make sense.
Six things every first time buyer needs to understand.
You do not need to be an expert before talking to us. But knowing these concepts will help you ask better questions and make more confident decisions.
The minimum is 5%
In Canada you need at least 5% down on homes up to $500,000. Between $500,000 and $999,999 it scales up. At $1M and above you need 20%. Where your down payment comes from matters too.
Under 20% means insured
If your down payment is less than 20% your mortgage is insured by CMHC, Sagen, or Canada Guaranty. There is a premium added to your mortgage we explain exactly what this means for your payment.
You qualify at a higher rate
Canadian lenders test your ability to pay at the greater of your contract rate plus 2% or 5.25%. We help you understand what this means for your maximum purchase price.
Get it before you shop
A pre-approval locks your rate for up to 120 days and tells you exactly how much you can borrow. It also shows sellers you are a serious buyer in a competitive market.
Budget 1.5% to 4% on top
Land transfer tax, legal fees, home inspection, title insurance closing costs add up. We walk you through what to expect so there are no surprises on closing day.
Fixed vs variable
Fixed gives you certainty. Variable moves with the market. Neither is universally better the right choice depends on your timeline, risk tolerance, and financial flexibility.
From first conversation to keys in your hand.
Income, savings, debts, timeline. We get the full picture so we can give you accurate advice from the start.
We submit your pre-approval and lock your rate so you can shop with confidence and a clear budget.
With your pre-approval in hand, you shop. When you find the one we move quickly to secure financing.
We manage the application, lender communication, and condition removal so you can focus on the exciting part.
On closing day your lawyer handles the paperwork and your lender advances the funds. Welcome home.
Programs designed specifically for first time buyers.
There are several federal and provincial programs that can reduce your costs or increase your buying power as a first time buyer. We make sure you know about every one that applies to your situation.
Contribute up to $8,000 per year (lifetime max $40,000) in a tax-free account. Contributions are tax-deductible and withdrawals for a first home purchase are tax-free.
Withdraw up to $60,000 from your RRSP tax-free to put toward your first home purchase. Repayment begins two years after withdrawal over a 15-year period.
A non-refundable tax credit worth up to $1,500 for eligible first time buyers. Claimed on your tax return in the year you purchase your home.
Unlike Ontario and BC, Alberta does not charge a provincial land transfer tax. This saves first time buyers thousands compared to other provinces a significant advantage.
Ready to find out exactly what you can afford?
Fifteen minutes is all we need to understand your situation, answer your questions, and give you a clear picture of where you stand. No prep needed.
What clients say about working with Tim.
Let us show you what is possible.
No credit check. No pressure. Just a clear, honest picture of what you can afford and what your first mortgage could look like.
Get started for free Free. No obligation. Licensed in AB, BC, and ON.