Tag Archive for: savings

Mortgage Application

Crunch the Numbers

The Spring market is here!  Many buyers have been patiently waiting things out–watching the interest rates, and housing prices.  For buyers who continue to question if now is the time, we’ve done it for you, crunch the numbers that is.

Any way you slice it, by comparing March 2023 statistics to those from October 2022, you’ll see favorable conditions that show it’s time to buy. These differences may help you assist your client in deciding if they want to buy a home now or stay sitting on the fence.

NOTE: For this comparison we are using average stats for single family dwellings, with the minimum down payment, insured interest rates, based on 25-year amortization.  This is for illustration purposes only and meant for discussion. 

Let Them See For Themselves


Crunch the numbers for them and let them see that the Spring market is a good time for them to make the move. Clients who buy a home now could have savings in monthly payments of approximately $620 vs buying 6 months ago.

Look back to October 2022

  • Average home price in Nanaimo: $811, 475 (VIREB)
  • 5-year fixed rates 5.44%* 
  • Minimum down payment required $55,150
  • Household income needed to qualify: $189,000
    • Payments $4702 monthly 

Fast forward to March of 2023:

  • Average home price in Nanaimo $763,134 (VIREB)
  • 5-year fixed rates are 4.48%* 
  • Minimum down payment is $51,315
  • Household income needed to qualify: $164,605
    • Payments $4089 monthly

The numbers don’t lie–clients who waited to buy a home now stand to benefit compared to October buyers. So, now is the time to buy.



Payments: Over 5 year term buyers would make $37,260 less in payments 

Purchase price: Buyers could have saved an average of  $38,341 on purchase price

Balance: Mortgage balance after 5 year term would be $41,900 less

Income required: Buyers could buy an average home with $21,500 less in annual household income

Down payment: Roughly $3800 less would be required to be put down

CMHC Premium: Buyers could have saved $1380 in default insurance premiums

Interest rate could be approximately 1.0% less


The monthly payments required to purchase a home, the down payment required and the household income needed–are all better than they were in October 2022.  If you have clients sitting on the fence, show them the breakdowns and they can consider if now is the time. As you can see, if you crunch the numbers using average home sale prices and compare the rates from October to now, they show a favourable market for a buyer.


Clients can fill out our Mortgage Application  we will crunch the numbers for them and help you get some more pre-approvals today!

October 2022 and March 2023 VIREB Stats



Subprime vs Traditional Lending


Coming from a traditional lending background, I’ve often thought of mortgage lending as a puzzle. In order to help the client, every single piece is necessary to get them what they need.  Credit has to be solid, the income both consistent and sufficient, the security (house) had to be in a good location in a decent condition.  All this is required. Without every piece in place, the puzzle just wont work!  The thing is–people’s lives can be complicated, messy even. Puzzle pieces go missing, and some don’t QUITE fit.  

Traditional Lending

Lets explain; Banks, Credit Union’s, and Monoline Lenders (companies regulated by the bank act who offer single products, in this case mortgages) all have to adhere to specific rules set by the Government.  Within those rules, the companies themselves can work with their board, risk management and shareholders to ensure that their best practices are within those rules.  They may decide to assume more risk in one area but less in another. Offering products or programs that target specific audiences. Acting within the letter of the law and their internal policies and practices.  For the most part, doing the same puzzle, with the same pieces.  


Subprime, or “B” Lenders, do not have to adhere to the same rules as big banks.  Privately owned, operated and regulated they offer their own unique pieces to the puzzle.  These lenders offer assistance to borrowers who aren’t a fit for the major lenders, so credit issues, self-employment or lack of sufficient income fits for them.  They have more flexibility in how they lend and who they lend to. 

Of course, guidelines are still in place, they merely have more of a landing pad for the “unbankable”.  Anytime a lender is taking on higher risk mortgages, there is a premium for that, and with subprime lenders it translates to higher interest rates than other lenders, and sometimes lender fees.  It would be easy for a person to sit back and form opinions based on the idea that they are charging what they are. Some might say that the people seeking money from these companies “shouldn’t even be borrowing”.

Self Employed

For our self-employed clients, the general rule of thumb is that lenders want to see the last two year’s income tax returns (T1 Generals).  For a self-employed individual, this may not be the most current and accurate version of their finances.  Subprime lenders offer Business for Self programs such as stated income that require the last 6 months of business bank statements to support the cash flowing into the company.

Credit Issues

If you go bankrupt or file a consumer proposal you’ll generally be waiting 2 years from your date of discharge in order to be a candidate for a mortgage at a bank or Credit Union.  With subprime lenders, they consider you right away.  Their minimum credit requirements are significantly lower.  Many people may think that once their mortgage is placed with a Subprime lender that they’re going to be with them forever. This is not true.  Often clients will work with their Mortgage Broker to make a plan to make their way back to an A lender.  This could mean a variety of things. A hyper focus on paying bills on time, to earning additional income.  Whatever it may be, you won’t be alone, our Brokers will work with you to set a plan and will continue to check in to help keep you on track.


There tends to be a real stigma out there about the Subprime lending world. In a situation where you may lose the house because of lack of income, an illness, a bad relationship or business venture that left you in a tough spot–There are options for you.  Of course the ideal lending situation is to be able to have a mortgage through a major bank, or monoline company. The interest rates will be less and there will be less fees.  No one is disputing that. 

However, in my decade and a half in the finance world to confidently say that there are many of us who “do not make the mark” set by banks.  I feel fortunate to be able to offer people solutions that fit their situation, to meet them where they are.  In many cases the solutions will help them maintain or improve their housing situation, and help their financial situation.

Being a mortgage underwriter at a traditional financial institution for many years, my experience with lending was limited to our own products and services. Helping people to have access to the Subprime lenders gives me the ability to help people work with what they have.  Putting their puzzles together in a way that works for them! 

I am grateful and appreciative of the opportunity to offer mortgage and financing solutions for our clients.  Interested in learning more, or have questions about your own ability to qualify for a mortgage please call or email us.  If you’re buying, renewing, refinancing we would be more than happy to help work with you to figure out your options.

Mid Island Mortgage & Savings LTD Quarterly draw

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