Mortgage Strategy Built Around Long-Term Financial Outcomes
🏡 Planning to buy a home?
Getting approved is only the beginning.
The right mortgage strategy can impact the home you can buy, your upfront costs, and your long-term borrowing costs.
🔒 Lock In Up To $1,300 Toward Closing Costs
For many buyers, that's enough to cover most legal fees.
Use it anytime within 5 years.
No documents required • Takes less than 30 seconds
⚡ In 20 Seconds
A pre-approval is not a mortgage approval.
We structure your financing before you buy — not after.
👨👩👧 First-Time Home Buyer
• FHSA and RRSP strategies used to complete the purchase
• We paid $1,300 toward their closing costs
💈 Self-Employed Business Owner
• Qualification increased from ~$260,000 to ~$1,290,000
⚠️ A PRE-APPROVAL IS NOT A MORTGAGE APPROVAL
After your offer is accepted, your mortgage still needs to be fully approved by the lender.
That can include:
• underwriting
• document review
• property approval
• an appraisal
And it usually needs to happen within the financing condition timeline.
If financing is declined:
• the deal can collapse
• your deposit can be at risk
• you can lose the home entirely
This is why we focus on structuring financing before you buy — not after.
🧩 Most Financing Problems Exist Before You Start House Shopping
The goal is to identify potential financing issues before they become purchase problems.
That includes:
• identifying the lenders that offer the strongest combination of approval, pricing, and terms
• aligning financing with your long-term financial goals
• structuring the application the way underwriting wants to see it
• identifying approval risks before they become problems
So when you submit an offer, your financing isn't being figured out — it's already prepared.
⚡ Different Buyers Need Different Mortgage Strategies
Most buyers focus on finding the lowest mortgage rate.
We focus on reducing the total cost of the mortgage over time.
💡 The lowest rate is only one variable.
📚 Recent Client Examples
👨👩👧 First-Time Home Buyer
• FHSA and RRSP strategies used to complete the purchase
• We paid ~$1,300 toward closing costs
• Recovery Goal established: ~$37,731
🔗 View First-Time Home Buyer Example →
💈 Self-Employed Business Owner
• Qualification increased from ~$260,000 → ~$1,290,000
• Home purchased: ~$1.1M
🔗 View Self-Employed Example →
📉 Lowest Rate Strategy
• Qualified for a better financing category
• Rate reduced from 6.49% to 5.44%
• Projected long-term savings: ~$63,561
🏘️ Multi-Property Investor | Homeowner
• Mortgage and tax strategy projected to save more than ~$600,000
• Across four properties
🔗 View Mortgage & Tax Optimization Strategy →
👥 Know someone buying a home?
👨👩👧 FIRST-TIME HOME BUYER EXAMPLE
A married couple wanted to purchase their first home but were concerned about the amount of cash required for the down payment, closing costs, and ongoing monthly payments.
🧩 The Strategy
To improve affordability, several strategies were combined:
💸 Reduce Monthly Payments
• Extended the amortization from 25 years to 30 years
• Reduced monthly payments by approximately $335 per month
🏠 First Home Savings Account (FHSA)
• Opened two First Home Savings Accounts (FHSAs)
• Contributed $16,000 total
• Funds were used toward the down payment
• Generated approximately $4,744 in tax refunds
📈 RRSP Home Buyers' Plan (HBP)
• Used approximately $29,900 from RRSP HBP toward the down payment
• Structured $11,075 of RRSP HBP withdrawals to help cover closing costs
💡 Many buyers use RRSP Home Buyers' Plan funds only for the down payment. In this case, RRSP funds also helped cover closing-cost pressure, including land transfer tax, legal fees, and CMHC tax.
💰 Closing Cost Assistance
• Before house shopping, the clients locked in a $1,300 Closing Cost Reward
• At closing, they received a $1,300 cash rebate toward eligible closing costs
• This helped offset a portion of their legal fees and disbursements
🏠 Purchase Completed
• Purchase Price: ~$709,000
• Down Payment: ~$45,900
• Mortgage Rate: 4.39%
• Monthly Payment: ~$3,440
✅ Mortgage-Related Costs Paid
• ~$30,078 CMHC mortgage insurance
• ~$6,655 Land transfer tax
• ~$2,298 Legal fees & disbursements
Total Closing Costs Paid: ~$39,031
💵 Recovering Mortgage-Related Costs
The clients received a $1,300 cash rebate through the Closing Cost Reward, which helped reduce their upfront closing costs.
One referral has already resulted in a funded mortgage through the Recovery Rewards program.
That referral generated $500 in Recovery Rewards, which was paid directly to the clients and applied toward their Recovery Goal.
• Total Closing Costs Paid: ~$39,031
• Closing Cost Reward Applied: $1,300
🎯 Starting Recovery Goal: ~$37,731
• Recovery Rewards Paid: $500
(1 Referred Mortgage)
🎯 Remaining Recovery Goal: ~$37,231
For this family, Recovery Rewards are helping offset a portion of the mortgage-related costs.
💈 SELF-EMPLOYED BUYING STRATEGY EXAMPLE
A self-employed hairstylist generated more than $145,000 annually through a successful home-based business.
However, reported taxable income was approximately $52,000, limiting traditional bank qualification to:
📉 ~$260,000
Instead of relying primarily on reported taxable income, a lender program was used that considered the majority of the client's business revenue and cash flow.
Qualification Increased To:
📈 ~$1,290,000
🏠 Purchase Result
Home Purchased: ~$1.1M
✅ Mortgage-Related Costs Paid
• $36,950 Land Transfer Tax
• $8,800 Lender Fee
• $1,828 Legal Fees & Disbursements
• $452 Appraisal
Total Closing Costs Paid: ~$48,030
💵 Recovering Mortgage-Related Costs
The clients received a $1,300 cash rebate through the Closing Cost Reward, helping reduce their mortgage-related closing costs.
Two referrals have already resulted in funded mortgages through the Recovery Rewards program.
Those referrals generated $1,000 in Recovery Rewards, which was paid directly to the clients and applied toward their Recovery Goal.
• Total Closing Costs Paid: ~$48,030
• Closing Cost Reward Applied: $1,300
🎯 Starting Recovery Goal: ~$46,730
• Recovery Rewards Paid: $1,000
(2 Referred Mortgages)
🎯 Remaining Recovery Goal: ~$45,730
For this client, Recovery Rewards are helping reduce the remaining Recovery Goal over time.
🔒 Lock In Your $1,300 Closing Cost Reward
Planning to buy a home within the next few years?
Lock in up to $1,300 toward closing costs and use it anytime within the next 5 years.
💡 For many buyers, that's enough to cover most legal fees.
Current program available until August 31, 2026. Beginning September 1, 2026, the maximum reward will be up to $1,000, with eligibility reduced to up to 3 years.
No obligation • Takes about 30 seconds
🏡 Buying a home is one of the largest financial decisions you'll ever make.
The right mortgage strategy can impact:
• approval certainty
• purchasing power
• closing costs
• long-term borrowing costs
We structure your financing before you buy — so you can make better decisions before, during, and after the purchase.
👥 Know Someone Planning To Buy A Home?
Share this page with them.
They can lock in up to $1,300 toward closing costs and learn how mortgage strategy may help increase purchasing power, reduce upfront costs, and reduce long-term borrowing costs.
Joel Laceda Mortgage Agent Level 2
BRX Mortgage Inc. FSRA #13463