Mortgage Advisor · British Columbia
Your trusted mortgage advisor, matched to the right lender.
I compare major banks, credit unions, MICs and private lenders for you, so you don't settle for the first rate your bank offers. Buying, renewing, refinancing, self-employed or turned down by the bank, you get straight answers in English, Punjabi or Hindi.
How I can help
Mortgage services across British Columbia
First home
Down payment rules, FHSA, first-time buyer programs and a pre-approval you can shop with.
Renewals and switches
Don't just sign the renewal letter. I'll compare it against other lenders, usually at no cost to you.
Learn moreRefinance and debt consolidation
Use your home equity to pay off high-interest cards and loans, or to renovate.
Self-employed
Business owners, truckers and contractors. Lenders that understand stated and business income.
Learn moreNew to Canada
Newcomer programs for work permit holders and new permanent residents, even with a short credit history.
Investment and rental
Rental properties, multi-units and using one property to buy the next.
HELOC and lines of credit
Flexible access to your equity for emergencies, investing or projects.
Construction mortgages
Building a home or a multi-unit? Draw mortgages that release funds in stages as the build goes up.
Learn moreCommercial mortgages
Retail, office, industrial, mixed-use and apartment buildings, plus business property purchases and refinances.
Learn moreCMHC-insured mortgages
Buy with as little as 5% down, and CMHC multi-unit programs like MLI Select for rental buildings.
Private and second mortgages
When the bank says no or can't move fast enough: bruised credit or past credit issues, hard-to-prove income, bridge financing or arrears. Costs shown upfront, with an exit plan.
Learn morePersonal and business loans
Loans without putting up property, based on your credit and income or your business's sales.
Learn moreWho I work with
One call, many lenders
A bank can only offer its own mortgages. I shop your mortgage across lenders, from the big banks to private money, and recommend the one that fits your situation.
Major banks
Canada's big banks, for the lowest rates when you qualify.
Credit unions
BC credit unions, often more flexible on income and property.
Monoline lenders
Mortgage-only lenders with sharp rates and fair penalties.
Alternative lenders
For self-employed, new credit or past credit issues.
MICs
Mortgage investment corporations for short-term, equity-based mortgages.
Private lenders
Fast first and second mortgages, with a plan back to a bank.
Lenders available through Your Mortgage Source. All mortgages are subject to lender approval.
Builders, developers and business owners
Construction and commercial mortgages
Bigger projects need a lender who understands them. I package your file so lenders say yes faster.
Construction mortgages
- Build your own home, a laneway house or a multi-unit
- Funds released in stages (draws) as the build goes up
- Land plus construction, or construction on land you own
- Rental builds with CMHC MLI Select: up to 95% financing and 50-year amortization
Lenders usually ask for plans, a builder contract, a cost breakdown and a budget for overruns.
Apply for a construction mortgageCommercial mortgages
- Apartment buildings (5+ units), mixed-use, retail, office and industrial
- Buying the building your business runs from
- Refinancing to pull out equity or lower your rate
- CMHC-insured multi-unit financing (MLI Select and MLI Standard)
Lenders look mainly at the property's income (debt coverage), your experience and your net worth.
Apply for a commercial mortgageHow it works
Three simple steps
Free call
Tell me what you need. I'll explain your options plainly, with no pressure.
I shop the lenders
I compare rates and terms across many lenders and recommend the best fit, not just the lowest rate.
You get the keys
I handle the paperwork with the lender and your lawyer, and remind you well before renewal.
Mortgage qualifier
How much can I borrow?
A quick estimate using Canada's stress test and lender debt limits. I can give you an exact answer.
Estimate only, not a mortgage approval. Stress test at the higher of 5.25% or your rate plus 2%, debt limits of 39% and 44%, and about $100 a month for heating. Lenders also look at credit, income proof and the property.
Less than 20% down?
CMHC mortgage insurance calculator
With under 20% down, your mortgage needs default insurance from CMHC, Sagen or Canada Guaranty. See the minimum down payment and what the premium adds to your mortgage.
Estimate using CMHC's standard premium rates (4.00% at 5-9.99% down, 3.10% at 10-14.99%, 2.80% at 15-19.99%, plus 0.20% for a 30-year amortization). Insured mortgages are available on homes under $1.5 million. BC charges no PST on the premium.
For builders and rental investors
CMHC MLI Select points calculator
For rental buildings with 5 or more units. Score points for affordable rents, energy efficiency and accessibility, and see the financing you could unlock.
About 3 minutes · no credit check
Apply for a mortgage or loan
Tell me about your plans and I'll call you to go over options. Please don't include your SIN or ID here. I'll give you a secure way to send documents.
Coming soon, free for my clients
Every bill, mortgage and policy in one place
- Renewal reminders well before your lender's letter arrives
- Payment, property tax and bill due dates in one place
- An alert when rates change, showing what it means for your payment
- One tap to ask me for a review
Free for clients. Leave your details and I'll send you the link when it opens.
About
Hi, I'm Ap Dhillon, your trusted mortgage advisor in BC
I'm a licensed mortgage advisor in British Columbia with Your Mortgage Source. I help families, first-time buyers, business owners and newcomers find the right mortgage, and I stay with you for every renewal after that.
Ask me anything in English, Punjabi or Hindi.
Areas I serve
Mortgages across the Lower Mainland, the Fraser Valley and all of British Columbia, by phone, video or in person.