The down payment, the stress test, the programs — it's a lot to navigate alone. I'll walk you through every step in plain language and find you the best rate from 70+ lenders across Ontario.
Matthew will review your information and reach out within 2 business hours to walk you through your options.
Most first-time buyers leave thousands on the table because they don't know what's available. Here's every program you should be using.
Contribute up to $8,000/year (lifetime max $40,000). Contributions are tax-deductible. Qualifying withdrawals are tax-free. It's the best of an RRSP and TFSA in one account. Open yours now even if you're years away from buying — every contribution starts working.
Withdraw up to $60,000 from your RRSP tax-free toward your down payment. Combined with the FHSA, eligible buyers can access up to $100,000 in registered savings. Repay over 15 years back into your RRSP. Funds must be in the RRSP for at least 90 days before withdrawal.
Ontario first-time buyers receive a provincial LTT rebate of up to $4,000. Toronto buyers receive an additional municipal rebate of up to $4,475. Combined Toronto savings: up to $8,475 applied directly at closing — money you don't have to bring to the table.
Where you buy changes everything. Durham Region offers the best affordability within commuting distance of Toronto — and it's where first-time buyer activity is highest.
No jargon. Here's exactly what happens from your first inquiry to getting keys.
Fill out the form above. No credit check. I review your income, down payment, and situation within 2 hours and give you a clear picture of what you qualify for.
Full application with credit check. Locks in your rate for 90–120 days. Shows sellers you're serious. This is when you start actively looking at properties.
Shop with confidence knowing your budget. When you find the right property, your agent submits an offer. I prepare the mortgage conditions so everything moves fast.
I submit your file to the best-fit lender. Full approval typically takes 2–5 business days. I communicate throughout so you're never waiting and wondering.
Your real estate lawyer handles closing. Land transfer tax rebates are applied here automatically. Mortgage funds are released to the seller. You get the keys.
Annual mortgage check-ins at no charge. Rate alerts at renewal time. And when your friends ask who helped you — I appreciate every referral.
The minimum is 5% on homes up to $500,000. Between $500K and $999,999 it's 5% on the first $500K and 10% on the remainder. Over $1,000,000 requires 20% minimum. In Durham Region (Oshawa, Whitby, Ajax), most first-time buyers need roughly $40,000–$65,000 for a down payment. I'll calculate your exact number in our first conversation.
The First Home Savings Account lets you contribute up to $8,000/year (lifetime max $40,000), deduct it from your taxes like an RRSP, and withdraw it tax-free for your first home purchase. If you don't have one open already, open it today — even if you're 2–3 years away from buying. Every year you delay costs you a $8,000 contribution room you can't get back.
In the current Ontario market — yes. Sellers in Oshawa, Whitby, Ajax, and Toronto regularly receive multiple offers. A pre-approved buyer is taken more seriously. It also protects you from falling in love with a property you can't actually afford. Pre-approval takes about 15 minutes to start and doesn't affect your credit at the pre-qualification stage.
If your down payment is less than 20%, you're required to pay mortgage default insurance — also called CMHC insurance. The premium is added to your mortgage amount (not paid upfront) and ranges from 2.8% to 4% of the mortgage depending on your down payment percentage. It protects the lender, not you — but it's what makes 5% down possible in Canada.
It depends on your priorities. Oshawa and Whitby give you significantly more buying power — a detached home for $680K–$850K vs. $1M+ in Toronto. The tradeoff is commute time if you work downtown (about 1 hour by GO Train). If you're working remotely or don't need to commute daily, Durham Region is one of the best value decisions a first-time buyer in Ontario can make right now.
Free pre-qualification · No credit check · FHSA & HBP guidance included · Serving all of Ontario
Start My Free Pre-Qualification →