A full pre-approval locks in your rate for up to 120 days and shows sellers you're serious — not just browsing. I'll walk you through exactly what you qualify for, usually within 24–48 hours.
Matthew will review your information and reach out within 2 business hours to walk you through your options.
There's an important difference between a pre-qualification and a full pre-approval — and it matters when you're making offers.
No documents, no credit check. Quick estimate of what you might qualify for — helpful for early planning but carries no rate hold and no lender commitment.
In competitive markets, a pre-qualification alone may not be enough to get your offer accepted. Sellers and agents want confirmed, lender-backed approval.
If rates rise while you shop, you have no protection. You could end up qualifying for less than you expected by the time you make an offer.
We verify your income, employment, credit score, and debt obligations. The lender reviews your complete file and issues a conditional approval letter.
Your rate is protected even if rates rise while you search. If rates drop before closing, you typically get the lower rate — the best of both scenarios.
A fully pre-approved buyer is taken seriously. In competitive situations, your offer stands on equal footing with other buyers — sometimes better.
Gather these documents in advance and your pre-approval will move faster. Most clients are done in 24–48 hours with a complete package.
A recent pay stub and employment letter confirming your position, start date, and salary. For commission or hourly earners, the letter should confirm your rate and average hours.
T4 slips for salaried employees. Self-employed applicants need 2 years of T1 Generals and Notices of Assessment. This is how lenders confirm your income history.
90 days of bank statements showing your down payment funds. Lenders need to confirm the money has been sitting there and isn't a recent loan or undisclosed gift.
If any portion of your down payment is a gift from a family member, a signed gift letter from the donor is required. Borrowed down payment funds must be declared.
Government-issued ID for all applicants. Your SIN is required to pull your credit bureau — this is a standard part of every mortgage application in Canada.
Any existing mortgage statements, car loan details, student loans, or credit card balances. These factor into your debt service ratios and affect your maximum qualification.
We handle the lender shopping. You focus on finding the right home.
We review your income, debt obligations, credit profile, and down payment. You'll know immediately if anything needs to be addressed before applying — and what your approximate budget looks like.
We submit your application to the lender best suited for your file — not just the one with the lowest rate, but the one with the best overall terms, conditions, and penalties for your situation.
You receive a formal pre-approval letter with your maximum purchase price and rate hold. Rate locked for up to 120 days. You shop knowing exactly what you can spend.
Fully online process — no branch visit required. I work with buyers from Northern Ontario through the GTA and everywhere in between.
A pre-qualification is a quick estimate based on information you provide — no credit check, no document review, no lender commitment. A pre-approval involves a full income and credit review by a lender and results in a conditional commitment letter with a rate hold. Pre-approvals carry real weight; pre-qualifications are a starting point only.
A pre-approval does involve a hard credit pull, which can temporarily lower your score by a few points. However, multiple mortgage inquiries made within a short window are typically treated as a single inquiry by the credit bureaus. Working with one mortgage broker protects your credit far better than applying to multiple lenders directly.
Most pre-approvals include a rate hold of 90 to 120 days. If you haven't purchased within that period, we can renew your pre-approval with updated documentation. Rate holds reset at the current rate at the time of renewal.
Yes. A pre-approval is conditional. It can be affected by a job change, new debts, a drop in your credit score, or a change in your income before closing. We advise all clients: avoid large purchases, new credit applications, or career changes between pre-approval and closing.
Yes — though the document package is more extensive. Most lenders want 2 years of T1 Generals and Notices of Assessment. Alternative lenders can use gross deposits or stated income if your net income is low due to legitimate business expenses. We identify the right lender for your file before any application is submitted.
With most lenders, if rates drop before you close, you receive the lower rate. Your rate hold protects you from rate increases — it doesn't lock you into a rate if something better becomes available. We monitor rates during your pre-approval period and notify you of any meaningful movement.
Free pre-approval review · No credit check to start · Rate held up to 120 days
Start My Pre-Approval →No obligation. Talk through your pre-approval questions directly with Matthew — same day in most cases.