Even the most organized first-time buyers can be caught off guard by expenses they didn’t expect. Understanding these costs early prevents stress, budgeting issues, and last-minute surprises. Here are four commonly overlooked expenses every new buyer should plan for 👇 1️⃣ Closing costs add up quickly Closing costs are above and beyond your down payment — and they must be paid on or before possession. ✔️ legal or notary fees ✔️ land transfer tax ✔️ insurance + adjustments ✔️ inspection and appraisal fees Set aside about 1.5% of the purchase price to cover these costs comfortably. 2️⃣ Utility bills may increase dramatically Moving from an apartment to a townhouse or detached home often means higher usage and higher bills. ✔️ heating and electricity rise in larger spaces ✔️ no more landlord-covered utilities ✔️ cable and internet may increase Ask family, friends, and your realtor for realistic monthly averages in your area. 3️⃣ Renovations and updates are almost guaranteed Even if the home is move-in ready, repairs and improvements will come up eventually. ✔️ inspection helps prioritize repairs ✔️ set money aside monthly for future work ✔️ cosmetic updates can add value and comfort Unexpected repairs are much less stressful when you plan for them. 4️⃣ Maintenance is ongoing — and unavoidable Homes require regular upkeep, and costs vary depending on age, size, and condition. ✔️ gutter cleaning and roof maintenance ✔️ furnace, HVAC, and duct servicing ✔️ plumbing, electrical, and drywall fixes Annual maintenance budgeting prevents financial strain and protects home value. 💬 Final Thought Buying your first home is exciting — but planning for the hidden costs will keep that excitement from turning into stress. When you budget realistically and leave room for surprises, homeownership becomes far more manageable and enjoyable. If you want help estimating true ownership costs or reviewing your affordability, message The Frontline Mortgage Group and we’ll walk you through everything step-by-step.

Buying a home feels tougher than ever — between stress tests, higher prices, and rising living costs, affordability is a real challenge. But there ARE strategies that can help you get into the market sooner than you think. Here are five practical ways to improve your buying power 👇 1️⃣ Look outside the expensive city core Homes in central urban areas are priced higher because of demand and convenience. ✔️ suburban areas offer better affordability ✔️ more inventory at lower price points ✔️ access to larger homes for the same budget Exploring surrounding communities can open far more options. 2️⃣ Consider rent-to-own as a stepping stone Rent-to-own programs let you live in the home while saving the down payment. ✔️ part of the rent goes toward your future purchase ✔️ helps bridge the gap if savings are tight ✔️ provides stability while you build eligibility It’s not right for everyone, but it can work well with the right structure. 3️⃣ Get pre-qualified with a mortgage broker A broker can pinpoint what needs improvement before you apply. ✔️ increase your credit score ✔️ reduce or consolidate debt ✔️ explore ways to increase household income Pre-qualification shows you the exact steps to strengthen your file. 4️⃣ Use a co-signer as a temporary solution A co-signer can boost your qualifying power until your situation improves. ✔️ increases application strength ✔️ lowers risk for the lender ✔️ can be removed later with an exit plan Your broker can guide you on when and how to transition off the co-signer. 5️⃣ Save strategically and consistently Saving may sound obvious, but the right strategy matters. ✔️ automate weekly transfers ✔️ work with a financial advisor ✔️ optimize saving tools like TFSAs Small, consistent contributions compound faster than you expect. 💬 Final Thought Affording a home today requires planning, flexibility, and smart strategy — but it’s absolutely achievable. With creative options, smart location choices, and professional guidance, homeownership is still within reach. If you’d like help improving your affordability or creating a step-by-step plan, message The Frontline Mortgage Group and we’ll walk you through your options.

Saving for a down payment can feel overwhelming, especially when timelines are tight or life forces you to move sooner than expected. The good news? There are multiple ways to pull together the funds — some faster than you think. Here are six practical strategies to build your down payment 👇 1️⃣ Save consistently with a plan Set up a dedicated savings account to keep your down payment separate and trackable. ✔️ use a TFSA to grow savings tax-free ✔️ automate weekly or bi-weekly transfers ✔️ increase contributions whenever possible Even small amounts add up quickly when you make saving automatic. 2️⃣ Live at home temporarily to reduce expenses If your family has space, moving back for a short period can fast-track your savings. ✔️ no monthly rent ✔️ lower living expenses ✔️ more cash available for savings Even 6–12 months of reduced expenses can create a solid down payment. 3️⃣ Earn extra income on the side A second job or additional contract work can boost your savings dramatically. ✔️ weekend serving or retail shifts ✔️ gig work or freelance projects ✔️ seasonal or part-time roles Bank every dollar from the extra income to keep yourself on track. 4️⃣ Use the Home Buyers’ Plan (HBP) The federal HBP allows first-time buyers to withdraw up to $35,000 from their RRSPs (or $70,000 per couple). ✔️ tax-free withdrawal ✔️ must be repaid over 15 years ✔️ can significantly boost your down payment This is ideal when you already have RRSP savings built up. 5️⃣ Borrow using an RRSP loan Some lenders allow you to borrow funds to contribute to an RRSP, then withdraw them using the HBP after 90 days. ✔️ increases your available down payment ✔️ helps buyers with little existing savings ✔️ requires strong repayment planning Keep in mind the loan itself impacts debt ratios for mortgage approval. 6️⃣ Sell assets you no longer need Liquidating valuable items can create quick access to down payment funds. ✔️ vehicles ✔️ collectibles ✔️ secondary property ✔️ equipment or tools Always document the sale with a receipt or bill of sale to verify the source of funds for the lender. 💬 Final Thought There’s no single “right” way to build a down payment — most buyers use a mix of savings, RRSP strategies, side income, and family support. What matters is planning early and choosing the approach that aligns with your goals and timeline. If you want help comparing your down payment options and understanding what lenders will accept, message The Frontline Mortgage Group and we’ll guide you step-by-step.

You found the perfect home, made an offer, supplied all your documents, removed conditions, and started planning your move. Everything seems locked in — until your broker or lawyer calls with bad news. How can a lender cancel an approval after conditions are removed? See how small financial changes can cause a lender to withdraw your mortgage at the last minute. 👇 Your mortgage approval is based on your financial profile at the time of application — if anything changes before closing, the lender can legally cancel the approval. 1️⃣ Changing Jobs Before Possession Employment changes are one of the fastest ways to lose your mortgage. ✔️ new employers often impose probation ✔️ variable income (overtime/bonus) may not be usable ✔️ switching industries raises lender concerns ✔️ moving from employee to contractor is often disqualifying Lenders want stability — and last-minute employment changes are seen as high risk. 2️⃣ Taking On New Debt Before Closing Your lender rechecks your credit before you take possession. ✔️ new car loans increase your debt ratios ✔️ “no payments for 12 months” still counts as debt ✔️ new furniture or appliances reduce affordability ✔️ rising balances can kill your approval Do **not** make any major purchases until after you have the keys in hand. 3️⃣ Changing Your Down Payment Source Lenders must verify where your down payment comes from. ✔️ switching from savings to gift funds can cause issues ✔️ unreported transfers raise red flags ✔️ new funds must be documented and approved Any change in source must be disclosed **before** closing — not at the lawyer’s office. 4️⃣ Missing Payments or Damaging Your Credit Your credit must remain stable throughout the process. ✔️ late payments drop your score ✔️ increased balances raise risk ✔️ insurers can withdraw approval for high-ratio mortgages One late payment can lead to a denial, even after your offer is accepted. 5️⃣ Identity Document Mismatches Your legal name must match the mortgage and legal documents. ✔️ using a nickname during application creates problems ✔️ middle names can cause confusion ✔️ new Canadians must use their legal passport name If your ID doesn’t match the mortgage paperwork, the deal can collapse on closing day. 💬 Final Thought Your mortgage approval is not final until the day you sign at the lawyer’s office. Any change to your employment, credit, debt, or down payment can immediately jeopardize your financing. Staying in close contact with your mortgage professional ensures a smooth and stress-free closing. If you’d like us to review your financing and avoid last-minute pitfalls, send The Frontline Mortgage Group a message anytime.

Buying your first home is exciting — but it can also feel overwhelming if you don’t understand the process or what lenders expect from you. Preparation is the key to staying confident, organized, and financially ready as you enter the market for the first time.   See how these seven fundamentals can help you buy smarter and avoid costly mistakes. 👇     These tips will help you strengthen your approval, protect your budget, and prepare for long-term homeownership success.     1️⃣ Strengthen Your Credit Score   A higher credit score unlocks better rates and more lender options.  ✔️ check your credit report for errors  ✔️ pay every bill on time  ✔️ keep balances below 30% of limits  ✔️ avoid applying for new credit    Improving your credit early makes qualifying easier and reduces your borrowing costs.     2️⃣ Determine How Much You Can Afford   Your home should fit comfortably within your budget.  ✔️ lenders expect housing costs within 32–39% of income  ✔️ total debts should stay within 38–44% of income  ✔️ test-drive your future payments by saving the difference    A mortgage broker can help you calculate a realistic price range and secure a firm pre-approval.     3️⃣ Plan to Stay in the Home for 3–5 Years   Buying and selling too quickly can be costly.  ✔️ legal fees and closing costs  ✔️ real estate commissions  ✔️ potential market fluctuations    If you’ll need to move again soon, waiting may be the better financial choice.     4️⃣ Buy the Right Amount of Home   Too big or too small can both create problems.  ✔️ small homes may require moving again  ✔️ large homes come with higher taxes and utilities  ✔️ location often matters more than size    Choose a home that meets your needs now and accommodates future lifestyle changes.     5️⃣ Build a Strong Savings Cushion   Savings matter beyond the down payment.  ✔️ aim for 20% down to avoid mortgage insurance  ✔️ maintain 3–5 months of emergency savings  ✔️ show financial stability to lenders    A solid savings history strengthens your application and reduces risk.     6️⃣ Budget for Closing Costs   These expenses can add up quickly.  ✔️ legal fees  ✔️ appraisal  ✔️ insurance  ✔️ provincial land transfer tax (rates vary by region)    Expect closing costs to fall between 1% and 3% of the purchase price.     7️⃣ Choose the Right Realtor   A great realtor advocates for your best interests.  ✔️ interview multiple agents  ✔️ seek referrals from trusted sources  ✔️ choose someone experienced in your target area    A strong realtor helps you avoid bad properties and negotiate confidently.     💬 Final Thought   Your first home purchase becomes far less stressful when you prepare in advance, strengthen your finances, and surround yourself with the right professionals. With proper guidance, the process becomes clear, manageable, and rewarding.   If you’d like us to walk you through your buying strategy and secure a strong pre-approval, send The Frontline Mortgage Group a message anytime.

Buying your first home is exciting — but it can also feel overwhelming and expensive. With the right preparation, you can avoid stress, bad surprises, and costly mistakes. Here’s what every first-time buyer should prepare before shopping 👇 1️⃣ Understand your credit history Lenders will look closely at your credit behaviour to decide whether they can approve you. ✔️ how many credit accounts you have ✔️ whether you pay bills on time ✔️ how much debt you currently owe Your credit report lists your personal information and borrowing history. Knowing what’s on it early protects you from surprises later. 2️⃣ Check your credit report and avoid multiple pulls Your credit report shows lenders everything they need to determine your risk level. ✔️ name, address, and identification ✔️ current credit accounts ✔️ payment history ✔️ total debt owing Only let your credit be pulled once when you’re getting ready to buy. Multiple checks by different lenders can lower your score unnecessarily. 3️⃣ Confirm your employment history Stable income is essential for mortgage approval, especially for first-time buyers. ✔️ two years of employment history ✔️ consistent hours or salary ✔️ explanations for any gaps Collecting employment documents early makes the mortgage process easier and faster. 4️⃣ Prepare your down payment properly Lenders must see where your down payment came from. ✔️ 90-day history of the funds ✔️ no unexplained transfers ✔️ minimal account movement ✔️ gift letters for family contributions Avoid moving money between accounts — it creates extra documentation the lender must verify. 5️⃣ Make a realistic wish list Think about your life not just today, but years from now. ✔️ size and layout ✔️ future family plans ✔️ renovation needs ✔️ long-term maintenance Choosing based on lifestyle, not just appearance, keeps you happy in the long run. 6️⃣ Work with a mortgage broker A broker helps first-time buyers access better options than going bank-to-bank yourself. ✔️ one application, multiple lenders ✔️ guidance on credit and income requirements ✔️ comparison of rates and products This gives you more approval paths and avoids unnecessary credit pulls. 7️⃣ Choose a reliable realtor A good realtor protects you from overpaying and missing important details. ✔️ check their website and online presence ✔️ confirm their licence is active ✔️ read client reviews ✔️ look at their current listings ✔️ send questions to test responsiveness You want someone knowledgeable, communicative, and genuinely invested in your success. 💬 Final Thought Buying your first home doesn’t have to be intimidating. With the right preparation, strong credit, a solid down payment plan, and a trusted team, you can move forward confidently. If you want help preparing for your first purchase, message The Frontline Mortgage Group and we’ll walk you through everything step-by-step.

Every mortgage is unique, and the online “best rate” doesn’t always apply to every buyer. Proper planning helps you avoid surprises, understand what you truly qualify for, and make better decisions from the start. Here’s how strategy and preparation can save first-time buyers thousands 👇 1️⃣ Not all advertised rates apply to every borrower Online rates often depend on strict conditions. ✔️ lender rules must be met ✔️ income must be verified ✔️ credit and property type matter A mortgage professional can determine if the rate actually applies to your situation. 2️⃣ Why working with a mortgage professional matters Mortgage brokers work with multiple lenders, not just one. ✔️ more options ✔️ solutions for challenges ✔️ unbiased advice They focus on finding the best product for your financial needs, not the bank’s. 3️⃣ Real-life example: working with the right Realtor A skilled Realtor can save you significant money. ✔️ compares properties ✔️ identifies growth areas ✔️ negotiates on your behalf In one case, a Realtor negotiated $3,500 in savings simply through experience. 4️⃣ Negotiation can make a major difference Builders and sellers expect negotiation. ✔️ price reductions ✔️ upgrades or inclusions ✔️ better contract terms Without professional help, first-time buyers often pay full asking price. 5️⃣ Planning your mortgage early prevents surprises Income and down payment requirements can be misunderstood. ✔️ minimum down payment rules ✔️ debt ratio requirements ✔️ credit score expectations Planning early ensures you know what you qualify for before making offers. 6️⃣ Why income qualification is critical Your income determines how much you can borrow. ✔️ lenders verify documents ✔️ pre-approvals must be accurate ✔️ prevent last-minute shocks A proper pre-approval protects you from making offers you can’t support. 7️⃣ Understanding down payment rules First-time buyers often underestimate required funds. ✔️ minimum 5% down ✔️ plus closing costs ✔️ more savings = stronger approval Knowing the true numbers helps avoid stress during the purchase process. 8️⃣ Why credit matters so much Your credit history determines the rate and lender options. ✔️ on-time payments ✔️ low balances ✔️ stable credit use Strong credit gives you better rates and easier approval. 💬 Final Thought First-time buyers benefit most from early planning, professional support, and strategic negotiation. Understanding your income, credit, and down payment requirements upfront leads to smoother approvals and meaningful savings. If you’d like a clear first-time buyer plan tailored to your situation, The Frontline Mortgage Group walk you through every step with confidence.

Before you buy a home, lenders expect stability. Any major financial changes can disrupt your approval, increase your debt ratios, or lower your credit score. Here are the most important things to avoid before applying for a mortgage in Ontario. 1️⃣ Don’t apply for new credit New credit inquiries lower your score and create uncertainty for lenders. ✔️ hard checks reduce points ✔️ new credit increases risk ✔️ lenders fear future spending Hold off on new credit until after your mortgage closes. 2️⃣ Don’t close old credit accounts Closing accounts reduces available credit and increases utilization. ✔️ lowers score ✔️ affects ratios ✔️ disrupts history Keep all accounts open until your mortgage has funded. 3️⃣ Don’t move money without documentation Large or unusual deposits must be explained with proof. ✔️ bank statements reviewed ✔️ sourcing required ✔️ paper trail mandatory Move funds early and keep detailed records. 4️⃣ Don’t increase your debts Higher balances affect debt-to-income ratios immediately. ✔️ increases monthly obligations ✔️ reduces borrowing power ✔️ risks approval Avoid new payments until the mortgage closes. 5️⃣ Don’t miss or delay payments Even one late payment can derail your approval. ✔️ payment history is critical ✔️ credit score drops fast ✔️ lenders see risk Stay organized and keep bills current during the process. 6️⃣ Don’t buy a car Car loans drastically reduce borrowing power and savings. ✔️ increases monthly debt ✔️ lowers approval amount ✔️ drains cash reserves Buy the car *after* closing — not before. 7️⃣ Don’t change jobs if you can avoid it Lenders must verify stable income. ✔️ employment confirmation required ✔️ paystubs needed ✔️ delays closings If possible, wait until after closing to switch jobs. 8️⃣ Don’t spend your savings You need cash for closing and lenders may re-verify funds. ✔️ down payment ✔️ closing costs ✔️ reserve requirements Keep all savings untouched until the mortgage is complete. 💬 Final Thought Buying a home requires stability — not changes. Keeping your finances steady protects your approval and ensures the process runs smoothly. If you want a checklist tailored to your situation, The Frontline Mortgage Group help you avoid costly mistakes and stay mortgage-ready.

Buying your first home comes with a lot of unknowns — and most buyers ask the same key questions. Understanding these basics helps you avoid surprises and feel more confident in the process. Here are the answers every first-time buyer should know 👇 1️⃣ What’s the best rate I can get? Rates depend on your full application — not the ads you see online. ✔️ employment type matters ✔️ credit score matters ✔️ down payment matters Advertised rates often come with conditions, restrictions, or short closing deadlines. 2️⃣ How much can I qualify for? Lenders use debt-service ratios to determine your maximum mortgage amount. ✔️ they measure income vs housing costs ✔️ they factor in all monthly debts ✔️ they ensure the payment is affordable A lower debt load means more borrowing room. 3️⃣ How much do I need for a down payment? The minimum depends on the purchase price and type of property. ✔️ as low as 5% for owner-occupied homes ✔️ higher down payment for rentals ✔️ 20% avoids default insurance A larger down payment reduces monthly payments and long-term interest. 4️⃣ What if I don’t have the full down payment? There are acceptable sources of down payment beyond savings. ✔️ gifted funds from family ✔️ RRSP withdrawals (with repayment rules) ✔️ certain lender-approved borrowed funds Your broker can structure the source properly so it meets lending guidelines. 5️⃣ What does a lender review when approving me? Lenders look for overall stability and financial responsibility. ✔️ employment history ✔️ income type and consistency ✔️ debts and credit behaviour ✔️ property type and condition They must confirm you can afford the home — and that the home is good security. 6️⃣ Should I choose a fixed or variable rate? It depends on your comfort with payments changing. ✔️ fixed = predictable ✔️ variable = flexible ✔️ penalties differ between the two Your risk tolerance and long-term plans determine the best fit. 7️⃣ What credit score do I need? Higher scores unlock better rates and smoother approvals. ✔️ strong credit improves options ✔️ lower scores limit lenders ✔️ some lenders allow lower scores at higher cost Your broker can show which lenders fit your score range. 8️⃣ What if my credit score isn’t great? Most credit issues can be improved with the right steps. ✔️ keep balances under 30% of limits ✔️ avoid new loans before approval ✔️ clear any old or incorrect collections Small changes can raise your score quickly if done consistently. 9️⃣ How much are closing costs? Buyers should budget for additional expenses at closing. ✔️ legal fees ✔️ inspections ✔️ appraisal if required ✔️ land transfer tax (province-specific) ✔️ title insurance A safe estimate is 1.5% of the purchase price, depending on the region. 10️⃣ How much will my mortgage payment be? Payment amounts depend on several factors working together. ✔️ down payment size ✔️ interest rate ✔️ amortization ✔️ mortgage insurance ✔️ payment frequency Your broker can calculate exact numbers based on your full application. 💬 Final Thought Understanding these key questions in advance makes your first purchase smoother, easier, and far less stressful. If you want personalized numbers based on your income, debts, and down payment, message The Frontline Mortgage Group anytime. 💬

Many first-time buyers don’t realize they can use their RRSPs toward a down payment. But there are rules and requirements that can make or break your eligibility. Here’s what you need to know 👇 1️⃣ What counts as a first-time home buyer You don’t have to be buying your very first property in your lifetime. You qualify as long as you haven’t lived in a home owned by you or your spouse in the last 4 years. ✔️ applies to both buyers individually ✔️ spouse ownership can disqualify you ✔️ rental or investment ownership is treated differently One spouse can still qualify even if the other does not. 2️⃣ How RRSP withdrawals work for a down payment RRSP funds can be used toward your home purchase without tax withheld at withdrawal. There are specific conditions to follow. ✔️ must be a Canadian resident at withdrawal ✔️ all withdrawals must occur within the same calendar year ✔️ funds must be in your RRSP for at least 90 days You must also be the owner of the RRSP you’re withdrawing from. 3️⃣ Limits and restrictions you need to know There are limits on how much you can withdraw and which accounts you can access. ✔️ withdrawals capped at $25,000 under basic guidelines ✔️ locked-in or group RRSPs usually do not qualify ✔️ contributions made within 90 days may not be deductible You can withdraw from multiple RRSPs as long as you are the owner. 4️⃣ Understanding the repayment rules RRSP withdrawals for a home purchase must be repaid over time. This prevents the withdrawal from being permanently tax-free. ✔️ 15-year repayment period ✔️ minimum annual repayment required ✔️ you may repay faster if you choose Example: withdrawing $15,000 requires $1,000 per year in repayment. 💬 Final Thought Using RRSP funds can make homeownership possible sooner — but only if you understand the rules clearly. If you want help planning your down payment strategy, message The Frontline Mortgage Group anytime. 💬

Falling behind on CRA taxes is more common than you think — and the stress can feel overwhelming. ‎ We help homeowners every month who owe anywhere from $5,000 to over $300,000 in back taxes. CRA letters, threats, and collection notices can keep anyone up at night. ‎ Here’s what you need to know 👇 ‎ 🚫 Why banks say “NO” ‎ Most banks won’t refinance your home if you owe CRA because: • CRA can register a lien • CRA outranks the bank • CRA can freeze accounts • CRA can garnish wages ‎ This makes A lenders unwilling to help until the debt is cleared. ‎ But you DO have options. ‎ ✅ OPTION 1: Use an Alternative (B) Lender ‎ B lenders are more flexible and can often refinance even with CRA arrears. ‎ They offer: ✔️ higher debt-ratio flexibility ✔️ 1–2 year terms ✔️ acceptance of non-traditional income ✔️ the ability to pay off CRA directly ‎ Rates and fees are higher, but this is a short-term bridge to get the CRA cleared. ‎ ✅ OPTION 2: Short-Term Second Mortgage ‎ If your current lender won’t refinance, a second mortgage can help you: ✔️ pay off CRA immediately ✔️ stop collection action ✔️ avoid liens or garnishments ✔️ stabilize your finances ‎ Then, once the CRA debt is cleared and your credit improves, we can refinance you back into a better mortgage with an A or B lender. ‎ ⚠️ What CRA can do if you wait ‎ Ignoring CRA debts can lead to: • frozen bank accounts • wage garnishments • home liens • seized refunds/credits • legal escalation ‎ Once CRA registers a lien, your options shrink — so acting early is critical. ‎ 📌 CRA Late-Filing Penalties ‎ First-time late filing: • 5% of balance owing • +1% per month (up to 12 months) ➡️ Max penalty = 17% ‎ Repeat late filing: • 10% of balance owing • +2% per month (up to 20 months) ➡️ Max penalty = 50% ‎ Interest is compounded daily Interest applies to: • tax owing • penalties • previous interest ‎ Rates can change every 3 months. ‎ 💡 Final Thought ‎ CRA debt doesn’t have to ruin your finances. There ARE solutions — but the earlier you act, the more options you have. ‎ If you’re behind on CRA taxes and feeling overwhelmed, message The Frontline Mortgage Group . We’ll review your situation confidentially and help you choose the safest and most affordable path forward. 💬

When the real estate market cools, developers often offer incentives like cash back, decorating allowances, or upgrade credits to attract buyers. ‎ While these incentives sound appealing, they can impact your mortgage financing — and many buyers (and even some realtors) are not aware of how this works. ‎ If you're considering a new build or pre-sale purchase, here’s what you need to know 👇 ‎ 🏗️ Before you sign anything, set up your team ‎ Always have BOTH: ✔️ your own real estate agent ✔️ your mortgage professional ‎ Do not rely solely on the developer’s sales representative. Their job is to sell units — not to protect your financing or legal interests. ‎ ‎ 📄 What happens when you sign a pre-sale contract? ‎ At the sales centre, you’ll be asked to sign a contract. After signing, you typically get a rescission period (cooling-off period) where you can back out. ‎ After that period ends and conditions are removed: ✔️ you are locked in ✔️ your deposit becomes non-refundable ✔️ you must follow the developer’s deposit schedule ‎ Deposits are often 20% of the purchase price, paid in stages throughout construction. ‎ If you can’t complete the purchase later — you risk losing your entire deposit. ‎ This is why your realtor MUST review the contract, the disclosure statement, the build schedule, GST, the deposit structure, and any incentives before you commit. ‎ ‎ 💸 How incentives affect your mortgage approval ‎ This is where buyers get caught off guard. ‎ Cash back and decorating allowances reduce the lender’s “mortgage value” of the property — even though they do NOT reduce the actual purchase price you pay. ‎ Here’s an example 👇 ‎ A new build sells for: $800,000 (including GST) ‎ The developer offers a: $20,000 decorating allowance ‎ For mortgage purposes, the lender subtracts the incentive: $800,000 – $20,000 = $780,000 lender value ‎ So the lender will base your financing on $780,000, NOT $800,000. ‎ What does that mean for you? ‎ You must come up with the extra $20,000 in cash at closing. ‎ The incentive sounds like a “bonus,” but you ARE paying for it — just in a different way. ‎ ‎ 💰 What if the developer offers actual cash back? ‎ Even if you receive cash back at completion, the lender still reduces the mortgage value by that same amount. ‎ The bank will not lend on the full advertised price — no matter what the developer promises. ‎ This is why it’s critical to speak with us BEFORE signing anything. ‎ ‎ 💡 Final Thought ‎ New-build incentives can be great — but they must be understood clearly. ‎ Without proper guidance, buyers can end up short on closing funds or lose their deposits. ‎ Before entering a pre-sale or accepting any incentive, message The Frontline Mortgage Group . We’ll review the contract, calculate the true financing numbers, and make sure you’re protected from unexpected costs. 💬

Thinking about buying a home and a new car? You might want to read this first. ‎ That shiny new vehicle and its monthly payment can absolutely affect your mortgage pre-approval — and for many buyers, it can be the difference between qualifying and getting declined. ‎ Here’s what you need to know 👇 ‎ 🚗💸 A new car loan can reduce your buying power ‎ We often see clients who apply for a mortgage pre-approval and are shocked when they don’t qualify. ‎ Yes, the mortgage stress test plays a role, but high monthly car payments are one of the biggest reasons people get declined. ‎ Car loans, leases, and big monthly payments reduce your debt ratios — and lenders rely heavily on those ratios when determining how much you can borrow. ‎ ‎ 📝 If you want both, timing is everything ‎ If you buy a car before speaking with us, you may unknowingly eliminate your ability to qualify for the home you want. ‎ But if you consult us first, we can factor the car payment into your pre-approval and help you plan properly. ‎ ‎ Here are 5 tips to set yourself up for mortgage approval success 👇 ‎ 1️⃣ Get pre-approved first ‎ Before you start car shopping or house hunting, connect with us. ‎ A real pre-approval tells you exactly what price range you qualify for and prevents surprises later. ‎ ‎ 2️⃣ Be realistic about affordability ‎ A simple starting point is comparing your future mortgage payment to what you pay in rent today. ‎ But remember — there’s a difference between what feels affordable and what a lender will actually approve. ‎ ‎ 3️⃣ Budget for more than just the mortgage ‎ Homeownership includes: ✔️ property taxes ✔️ home insurance ✔️ utilities ✔️ ongoing maintenance ‎ Plus, you should have emergency savings ready — homes come with unexpected costs. ‎ ‎ 4️⃣ Clean up your credit ‎ Paying down credit cards and reducing balances can: ✔️ increase your credit score ✔️ lower your debt ratios ✔️ boost your overall buying power ‎ This alone can make a BIG difference in your approval. ‎ ‎ 5️⃣ Avoid major financial changes during the process ‎ Lenders want stability — so avoid: 🚫 buying a new car 🚫 opening new credit 🚫 changing jobs 🚫 taking on new loans ‎ Anything that increases debt or changes your income can jeopardize your approval. ‎ ‎ 💡 Final Thought ‎ You don’t have to choose between the house and the car — you just need a strategy. ‎ With the right planning, you can time both purchases properly and protect your buying power. ‎ If you’re considering buying a home, a car, or both, message The Frontline Mortgage Group first. We’ll help you structure things in the right order so you don’t impact your mortgage approval. 💬

Insurance is one of those things most people are unsure about. We’ve all been pitched extended warranties or add-ons that seem unnecessary. ‎ But mortgage protection insurance is different — because it covers the biggest financial obligation most people ever take on. ‎ Whether it’s covering your monthly mortgage payments or paying off the balance in the event of death, disability, or critical illness, it’s protection that can prevent a financial disaster. ‎ Here’s what you need to know 👇 ‎ 🏠 You will always be offered mortgage insurance when applying for a mortgage ‎ As mortgage professionals, we are required to offer mortgage protection insurance to every client. Even if you choose to decline it, we still need a signed acknowledgment confirming it was offered. ‎ Why? Because if someone becomes injured or unable to work later, the insurer must confirm the client knowingly declined coverage. ‎ ‎ 🛡️ Is all mortgage insurance the same? Definitely not. ‎ There are major differences between lender-provided mortgage insurance and independent mortgage protection insurance. Understanding the differences matters. ‎ Here are the key points: ‎ ✔️ Independent coverage is portable Your insurance stays with you even if you change lenders or refinance your mortgage. ‎ ✔️ Underwriting is done at the time of application This means your health is confirmed upfront — not at claim time. ‎ ✔️ Coverage can include disability, critical illness, or life protection Depending on the plan you choose. ‎ ‎ 🚫 What about mortgage insurance from the bank? ‎ Bank-issued mortgage insurance has limitations many homeowners don’t realize: ‎ • It often cannot be transferred if you switch lenders • You may lose your coverage after years of paying premiums • Health underwriting is usually done when you make a claim, not when you sign up ‎ This means a claim could be denied later due to medical conditions that developed long after you started paying. ‎ That risk is why many homeowners prefer independent mortgage protection. ‎ ‎ 🤝 You are not limited to one provider ‎ If the standard mortgage protection plan isn’t the right fit for you, we can connect you with licensed insurance professionals who offer alternative coverage options. ‎ There is no one-size-fits-all solution — but there is a right solution for your situation. ‎ ‎ 💡 The most important thing is simple: Have some form of protection. ‎ You don’t realize how valuable it is until the moment you need it — and by then, it’s too late to get it. ‎ ‎If you want to review your mortgage protection options or compare coverage types, message The Frontline Mortgage Group . We’ll help you understand your choices and guide you toward the protection that makes the most sense for you and your family. 💬

Self-employed and thinking about buying a home? Here are the 7 most important things to know if you run your own business and want to qualify for a mortgage ⬇️ 1️⃣ Plan 1–2 years ahead If you plan to buy or refinance, start early. A lenders look at your two-year average income, so heavy write-offs can hurt your approval. Plan your taxes strategically. 2️⃣ Use a professional accountant Many lenders now REQUIRE that self-employed taxes be prepared by a CPA, not DIY software. It builds credibility and avoids red flags. 3️⃣ Keep income consistent Lenders want stable or increasing income. Seasonal dips or time off can impact your 2-year average. If your latest year is higher, some lenders will use that number — but only if it’s trending up. 4️⃣ Use a self-employed income program “Stated income” isn’t the public term anymore, but the programs still exist under stronger rules. Lenders may qualify you using: ✔️ industry-standard income ✔️ 6–12 months of bank deposits ✔️ proof of business activity ✔️ experience in your field Great option if you have strong cash flow but large write-offs. 5️⃣ Credit matters more than ever If you’ve had a bankruptcy or consumer proposal: ✔️ 2 years of re-established credit required ✔️ no missed payments ✔️ low utilization ✔️ demonstrated financial stability Your credit profile carries extra weight because income is harder to verify. 6️⃣ B lenders offer more flexibility Perfect for business owners who: ✔️ write off a lot ✔️ have fluctuating income ✔️ need bank-statement qualification Updates: • 6–12 months of bank statements required • GST/HST must be up to date • business licence verification is mandatory Rates and fees are higher, but access is easier. 7️⃣ Private lending is still available Good short-term solution if: ✔️ your business is new ✔️ credit needs rebuilding ✔️ income isn’t yet provable ✔️ closing is time-sensitive Private lenders now require an exit strategy and more documentation. Use for 1–2 years, then move into A or B lending when income improves. 💡 Final Thought Self-employed Canadians can qualify for a mortgage — it just takes the right plan, the right documents, and the right strategy. If you’re self-employed and planning to buy or refinance, message The Frontline Mortgage Group . We can help you understand your options and create a plan that works for your business and your goals. 💬