Montréal, Québec
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Mortgage brokerage — by referral

One file, several lenders compared for you.

A licensed partner mortgage broker shops banks, credit unions and specialized lenders. You compare real offers, not posted rates.

Have my file analyzedToday's rates
Policy rate — Bank of Canada 2.25%
Banks' prime rate 4.45%
See today's rates and Manulife One →Source: Bank of Canada, updated automatically.
Why shop around

10 good reasons to shop for your mortgage

Shown in random order on every visit: they all matter.

01

0.25% = thousands of dollars

On a $400,000 loan amortized over 25 years, a rate of 4.25% instead of 4.50% lowers the payment by about $55 a month, or about $3,300 over a 5-year term.

02

Access to lenders you don't know

Credit unions, online banks, specialized lenders: several only work through brokers and have no branches.

03

The rate isn't everything

Prepayment penalty, prepayment privileges (10%, 15%, 20%), portability: terms can be worth more than 0.10% of rate.

04

Penalties you understand

Variable rate: usually 3 months' interest. Fixed rate: the greater of 3 months' interest and the interest rate differential, which varies a lot between lenders.

05

A single credit check

The broker presents your file to several lenders from one analysis instead of multiplying applications.

06

A better-built file

Variable income, self-employment, imperfect credit: a well-presented file can obtain better terms.

07

Rate holds up to 120 days

Several lenders guarantee a rate months in advance: useful if rates rise before your purchase or renewal.

08

Switch lenders without requalifying

Since November 2024, a straight switch at renewal, without increasing the amount or amortization, no longer requires passing the stress test again.

09

Negotiation done for you

Your current bank often offers a better rate once it knows a competing offer exists.

10

The big picture

Mortgage, individual mortgage insurance, savings and retirement: we check that your financing fits your financial plan.

Did you know?The minimum down payment is 5% on the first $500,000 and 10% on the portion between $500,000 and $1.5 million.
Programs and tips

The right programs, at the right time

FHSA: up to $8,000 a year and $40,000 lifetime, deductible; tax-free qualifying withdrawal for the purchase.

HBP: withdraw up to $60,000 from your RRSP per person ($120,000 for a couple), repayable over 15 years.

You can combine the FHSA and HBP for the same property.

Insured 30-year amortization for first-time buyers since December 2024: lower payment, but more total interest.

Start shopping 4 to 6 months before maturity.

A straight switch (same amount, same amortization) no longer requires requalifying under the stress test.

Ask who pays the transfer fees: many lenders reimburse them.

Don't sign the automatic renewal notice without comparing.

Up to 80% of the property's value, depending on your ability to repay.

Have the penalty calculated first: it can wipe out the rate savings.

Consolidating 20% credit cards into the mortgage cuts interest but stretches the debt: set a repayment plan.

A home equity line of credit can fund renovations in stages.

Prepare two years of notices of assessment and financial statements.

Some lenders use a reasonable stated income for your field.

A larger down payment often opens more doors.

Separate personal and business accounts before applying.

An owner-occupied 2- to 4-unit plex may qualify with a reduced down payment.

Lenders count a different share of rental income: comparing changes your buying power.

Plan a reserve for vacancy and maintenance.

Validate the building's taxation with your accountant.

All your income immediately reduces the balance on which interest is calculated.

Fixed or variable rate sub-accounts to separate your projects.

Available with a down payment or equity of at least 20%.

Ideal if you are disciplined; risky if the line funds everyday spending.

Simulate Manulife One →
55 and over

Financial difficulties? There are solutions before selling your home

Higher taxes, a costlier renewal, debts, insufficient retirement income: selling under pressure is expensive (broker, moving, transfer duties when buying again) and takes you away from your community. Here are the solutions to compare, with their benefits and pitfalls.

Reverse mortgage

Generally borrow up to 55% of your home's value (age 55 and over), with no mandatory monthly payments. Repaid when you sell, move or die.

Benefit : Tax-free money, no effect on OAS or GIS.Watch for : Higher rate than a mortgage; interest accumulates and reduces the estate.

Extend the amortization at renewal

Stretching the loan term lowers the monthly payment. The FCAC asks banks to offer relief measures to customers in difficulty.

Benefit : Immediately lower payment.Watch for : More total interest.

Refinancing or home equity line

Consolidate costly debts into a loan secured by the home, at a much lower rate than a credit card.

Benefit : Much lower interest.Watch for : You must qualify with your income; the debt still has to be repaid.

LIF and LIRA (Quebec plans)

Since January 1, 2025, from age 55 there is no longer a withdrawal ceiling in a Quebec LIF: you can withdraw the amount you want, after transferring your LIRA to a LIF.

Benefit : Access to savings that used to be locked in.Watch for : Withdrawals are taxable; they can reduce the GIS and your future income.

RRSP and RRIF

A one-time withdrawal can avoid costly debt. Planned withdrawals spread over several years, in lower tax brackets, are usually better.

Benefit : No borrowing, no interest.Watch for : Taxable, withholding tax; can reduce the GIS and OAS above the recovery threshold.

Manulife One or all-in-one line

Combine mortgage, account and line so that every dollar of income immediately reduces interest.

Benefit : Flexibility and lower interest.Watch for : Requires discipline and equity of at least 20%.

Rental income

Rent a room or basement, or create an intergenerational unit for a child.

Benefit : Regular income, reassuring presence.Watch for : Taxable income; municipal by-laws and home insurance to check.

Revenu Québec assistance

Shelter allowance (50 and over, owners included, limited income): $100, $150 or $170 a month. Grant for a municipal tax increase (65 and over, owner for 15 years): up to $500. Tax credit for home-support services (70 and over).

Benefit : Money that doesn't have to be repaid.Watch for : Strict income and asset conditions.

Downsize without leaving your neighbourhood

Selling to buy smaller or rent remains an option: compare it honestly with the solutions above, fees included.

Benefit : Debt eliminated, equity released.Watch for : Selling, moving and transfer-duty costs; change of community.
Real-life examples

Three situations, three different solutions

Pierre and Louise, 72 and 70

$120,000 balance to renew, 8 years left at 4.5%: payment of about $1,488 a month, too heavy with their pensions.

By extending the amortization to 15 years at the same rate, the payment drops to about $915 a month ($573 less). Cost: about $21,900 more interest in total. Another option compared: a reverse mortgage to pay off the balance, on a $600,000 home.

Gilles, 58

$25,000 on credit cards at 20.99% (about $5,250 of interest a year) and a $90,000 Quebec-regulated LIRA.

Option A: consolidate the debt in a refinance at about 5% (about $1,250 of interest a year, $4,000 saved annually). Option B: transfer the LIRA to a LIF and withdraw what is needed, planning for the tax on the withdrawal. We compare the tax impact before choosing.

Monique, 68

$450,000 home fully paid off, pensions of $2,100 a month and a $40,000 roof to replace.

A $40,000 withdrawal from her RRIF would be fully taxable and could reduce her GIS, if she is entitled to it. A $40,000 home equity line or reverse mortgage (less than 9% of the value) is not taxable: we compare the costs over 5 and 10 years with a licensed broker.

Illustrative examples: payments calculated with semi-annual compounding, hypothetical rates. Your actual situation will be analyzed by a licensed mortgage broker and, for tax matters, by a qualified professional.

Discuss my situation in confidence

Frequently asked questions

Do I pay the mortgage broker?

For a standard residential mortgage, the broker is generally paid by the lender. Fees may apply in some special files: the broker must tell you in writing beforehand.

When should I start shopping for my renewal?

Ideally 4 to 6 months before maturity. Several lenders can guarantee a rate up to 120 days in advance.

Can I switch lenders at renewal without the stress test?

Since November 2024, a straight switch, without increasing the amount or the amortization period, no longer requires requalifying under the stress test.

What is a reverse mortgage?

A loan for homeowners 55 and over, generally up to 55% of the home's value, with no mandatory regular payments. The balance, interest included, is repaid when the home is sold, when you move or when the last borrower dies. Rates are higher than a conventional mortgage.

Can I withdraw money from my LIRA?

In Quebec, since January 1, 2025, a person 55 or older can transfer their LIRA to a LIF and withdraw the amount they want, with no ceiling. Withdrawals are taxable. Federally regulated plans or plans from another province follow other rules.

Can an RRSP withdrawal reduce my benefits?

Yes. The withdrawal is added to your taxable income for the year and can reduce the Guaranteed Income Supplement the following year, or even Old Age Security above the recovery threshold.

Is your advisor a mortgage broker?

No. Your advisor is a financial security advisor. Financing requests are forwarded to a licensed partner mortgage broker, who does the analysis and shopping.

Sources: Financial Consumer Agency of Canada (reverse mortgages), Retraite Québec and Protégez-Vous (LIF, 2025), Revenu Québec (Shelter allowance 2025-2026; municipal tax increase grant), City of Montréal, Bank of Canada. General information current as of October 2026; it is not personalized tax, legal or mortgage advice.

What to know before starting

Why this request is forwarded to a partner broker

Your advisor is an independent representative in insurance of persons and group insurance of persons. Mortgage brokerage is a separate discipline, regulated in Quebec by the Autorité des marchés financiers under the title of mortgage broker or mortgage brokerage agent.

For these needs, your advisor refers his clients to a licensed partner mortgage broker, who shops rates and terms among several lenders (banks, financial cooperatives and alternative lenders) in order to propose the best-suited financing solution. The form below sends your request so that this broker, licensed for that discipline, can contact you and carry out a real analysis.

When to make a request

Common mortgage financing situations

This referral service is for anyone with a real estate project requiring financing, in particular in the following situations.

Buying a property

Principal residence, first home, condo or second property.

Mortgage renewal

Your term is coming due and you want to compare the terms offered elsewhere.

Refinancing

Debt consolidation, renovations or access to the equity in your property.

Rental investment

Buying an income property or a property to rent out.

Self-employed

Non-traditional income requiring a tailored financing analysis.

Pre-approval

Knowing your borrowing capacity before shopping for a property.

The types of financing, in detail

Understanding the options before shopping

A general description of the main types of mortgage financing. The partner broker will help you determine the combination best suited to your situation and to the expected path of rates.

Fixed-rate mortgage

The interest rate stays the same for the whole of the term chosen (generally 1 to 10 years), whatever the market does.

Avantages : complete predictability of the payment during the term, and protection against a rate increase during that period.

Points to consider: generally less advantageous if rates fall during the term; prepayment penalties are often higher than with a variable rate.

Generally relevant for: borrowers who value budget stability and prefer to avoid the uncertainty of rate movements.

Variable-rate mortgage

The interest rate fluctuates with lenders' prime rate, generally tied to Bank of Canada decisions. Depending on the lender, the payment may stay fixed (with the principal and interest split changing) or adjust directly.

Avantages : historically advantageous over the long run across several rate cycles compared with a fixed rate; prepayment penalties are generally lower.

Points to consider: exposure to rising rates, which can increase the payment or lengthen the amortization period depending on the terms of the loan.

Generally relevant for: borrowers comfortable with some budget uncertainty, in exchange for potential long-term savings.

Home equity line of credit

A home equity line of credit lets you borrow and repay flexibly up to an authorized limit, secured by the net value of your property — generally combined with a term portion in a hybrid product.

Avantages : flexible access to funds without having to reapply for a loan each time a need arises, with interest paid only on the balance used.

Points to consider: the rate is generally variable and higher than a term mortgage; discipline is required to avoid accumulating unplanned debt.

Generally relevant for: homeowners who want flexible access to their equity for future projects (renovations, investments, unexpected expenses).

Calculation tool

Estimate your mortgage payment

This calculator gives an order of magnitude for your payment based on the amount, rate and amortization period chosen. The actual rate offered depends on your profile and on the lender selected — to be confirmed with the partner broker.

Analysis request

Describe your project

Fill in this short form — your file will be forwarded to a licensed partner mortgage broker so that they can contact you and carry out a real analysis.

1Projet
2Contact information
Your project Select the situation that applies.
Please select your project.
Merci ! Your request has been sent — a partner mortgage broker or your advisor will contact you shortly.

Your advisor is not licensed in mortgage brokerage — requests submitted on this page are forwarded to a licensed partner mortgage broker.

The payment calculator above gives an indicative estimate for general planning purposes; it is not a loan approval or an offer of a rate. The actual rate, eligibility and terms depend on your complete profile and on the lender selected.

Have your financing analyzed.

Purchase, renewal or refinancing: your file goes to a licensed partner mortgage broker, who shops several lenders.

Request an analysis Insure my mortgage

Free guides

Read more before we talk

Plain-language guides, no sign-up, no email required: download and read.

PDFMortgage insuranceInsurer or bank: who the beneficiary is and what each one covers.Download the PDF · 12 pages →

Our other coverage

Term life insurance

The most protection for the lowest cost

Coverage for 10, 20 or 30 years, at the lowest cost per dollar of coverage, for the years your family depends on you: mortgage, children, debts. It can usually be converted later to permanent insurance without new proof of health.

Our partners

  • iA Groupe financier
  • Manuvie
  • Canada Vie
  • Empire Vie
  • Sun Life
  • Beneva
Get a quote

An advisor will reply, free and without obligation.

Group insurance and annuities

Offer more to your team

Group insurance (life, disability, health and dental) and group retirement savings (group RRSP, VRSP, DPSP). A well-designed plan helps attract and keep employees, and employer contributions are generally deductible.

Our partners

  • Canada Vie
  • Sun Life
  • Manuvie
  • Manulife Bank
  • Desjardins
  • iA Groupe financier
Get a quote

An advisor will reply, free and without obligation.

Insurance with cash value

Protection that grows in value

Whole life insurance protects your family for life and builds a guaranteed cash surrender value. Participating policies may also pay annual dividends, which are not guaranteed.

Our partners

  • Sun Life
  • Canada Vie
  • Équitable
  • iA Groupe financier
Get a quote

An advisor will reply, free and without obligation.

Universal life insurance

Protection and savings, with flexibility

Universal life separates the cost of coverage from the savings component, which grows tax-sheltered within permitted limits. You adjust deposits to your budget and choose your investment options.

Our partners

  • Manuvie
  • Manulife Bank
  • Desjardins
  • ivari
  • iA Groupe financier
  • Équitable
Get a quote

An advisor will reply, free and without obligation.

Mortgage insurance

Protect your home and your family

Individual mortgage insurance belongs to you: the benefit is paid to your beneficiaries, who decide how to use it, and the coverage follows you if you change lenders. Compare it with the bank's offer before you sign.

Our partners

  • Beneva
  • Humania Assurance
  • UV Assurance
Get a quote

An advisor will reply, free and without obligation.

Your situation

You are…

Choose your situation: I’ll show you what matters, straight to the point.

100% confidential

An employee

Get group insurance and a group retirement plan through your workplace.

I present a group plan to your employer. You and your colleagues enjoy the same benefits: group-rate coverage and retirement savings boosted by your employer.

  • Employer contributions: a benefit on top of your salary
  • Group premiums, often with no medical questions
  • Drugs, disability, dental and retirement
Get a plan, in complete confidence
Free employee guide (PDF)Already have a plan? Test my coverage
VRSP: 10+ eligible employees

An employer

Want to attract and keep a great team?

Group insurance, VRSP or group RRSP built around your budget, with insurers compared for you.

  • Employer VRSP contributions are deductible and not subject to payroll taxes
  • A benefit that retains staff and attracts candidates
  • Compliance with the obligation to offer a VRSP
Get a group quote
Assess my planCompare plansGroup plan guide (PDF)

Mortgage financing: compare before you sign.

Purchase, renewal or refinancing: I guide you to the best options on the market.

Request a mortgage quote438 889-6474Book an appointment

Two opportunities your family should not miss

Valuable programs, explained simply by your advisor.

Baby insurance

L'Éveil: free the first year

For children aged 0 to 36 months, UV Assurance's L'Éveil coverage is free the first year, then $18 per year, with no commitment.

Enrol my baby
RDSP · disability savings

Up to $90,000 from the government

An RDSP can receive up to $70,000 in grants and $20,000 in Canada Disability Savings Bonds for a person eligible for the disability tax credit.

Check eligibility

Lifetime maximums, based on family income and federal program conditions. L'Éveil: insurer's conditions apply.