PROMPT, ATTENTIVE, AND HELPFUL ADVICE
One point of contact, Etienne Fleury, who compares over 30 lenders for you. First home, renewal, refinancing or a unique situation: a mortgage strategy built around your reality.
SCHEDULE APPOINTMENT
One point of contact, Etienne Fleury, who compares over 30 lenders for you. First home, renewal, refinancing or a unique situation: a mortgage strategy built around your reality.
SCHEDULE APPOINTMENT
A good rate is important. But without a solid strategy behind it, it can be costly in the long run. As a mortgage expert, my role is to help you make the right choices, at the right time, based on your specific situation and financial goals. My approach is rigorous, clear, and analytical. I take the time to evaluate all available options, explain the impact of each decision, and structure a coherent, sustainable mortgage solution aligned with your priorities. Working with me, your mortgage expert, means choosing a professional who is committed to protecting your interests, anticipating the future, and supporting you transparently, well beyond the transaction itself.
SCHEDULE APPOINTMENT
Tailored mortgage solutions to guide you through every step of your journey — whether it's a first purchase, refinancing, or an investment project.
Whether you're looking for a mortgage loan or considering a multifamily property, I will guide you through every step involved in achieving your financial goals.
Explore properties from my real estate partners and get pre-approved for your mortgage
574 Av. Valois Montréal (Mercier/Hochelaga-Maisonneuve)
Calculate your payment
36 Rue Leslie-Gault Montréal (Ahuntsic-Cartierville)
Calculate your payment
18246 Rue de la Promenade Mirabel
Calculate your payment
2e Rue Chertsey
Calculate your payment
122 57e Avenue Saint-Eustache
Calculate your payment
542 Rue Théodore Montréal (Mercier/Hochelaga-Maisonneuve)
Calculate your payment
Discover what our clients say about their experience with Etienne Fleury
* Some conditions may apply. Subject to change without notice. Rates may vary based on the amount borrowed, collateral provided, or other factors. Please refer to your Multi-Prêts broker for more details.
Can’t find your answer? Call me at 438-468-1123.
For the vast majority of residential files, nothing. The lender you choose pays the broker once the loan closes, not you. In Quebec, mortgage brokers are certified by the Autorité des marchés financiers (AMF) and must explain in writing, before starting, the scope of their services and how they are paid.
The upside? Instead of knocking on one door, your file goes to several lenders: banks, credit unions and virtual lenders. One meeting, one credit check, multiple offers.
It depends on the purchase price:
• $500,000 or less: 5% of the price.
• $500,000 to $1,499,999: 5% on the first $500,000, plus 10% on the remainder.
• $1.5M and up: 20% of the price.
Below 20%, mortgage default insurance (CMHC, Sagen or Canada Guaranty) is mandatory. The premium is added to your mortgage, but here's the catch: in Quebec, the 9% tax on that premium must be paid in cash at the notary. It surprises a lot of buyers, so we plan for it from day one.
What costs should I budget for besides the down payment?
Set aside a cushion for closing costs, often in the range of 1.5% to 3% of the purchase price. These typically include:
• property transfer duties (the famous "welcome tax"), paid to the municipality;
• notary fees and registration costs;
• the pre-purchase inspection and, if required, an appraisal;
• the 9% tax on the mortgage insurance premium, if applicable;
• municipal and school tax adjustments, moving costs and those first trips to the hardware store.
Our advice: we put numbers on all of this before you even make an offer. Nobody enjoys finding $4,000 in surprise fees the day before signing.
Your borrowing capacity depends on your income, your debts, your credit and the property itself. Lenders mainly look at two ratios: the share of your income going to housing costs, and the share going to all your debts combined.
The stress test checks that you could still make your payments if rates went up. You qualify at the higher of two rates: your contract rate plus 2%, or 5.25%. Example: with a 4.50% rate, you're qualified at 6.50%. It doesn't change the rate you pay, only the maximum amount you can borrow.
A pre-approval is a lender's assessment of how much you can borrow, based on your income, credit and documents. It gives you a realistic budget, strengthens your offer and, depending on the lender, can hold a rate for up to 120 days in case rates rise.
Typical documents: ID, recent pay stubs and an employment letter (or notices of assessment if you're self-employed), and statements for your investments and down payment. Keep in mind that a pre-approval isn't final approval: the lender still has to approve the property itself.
Several, and they can be combined:
• FHSA (First Home Savings Account): up to $8,000 a year ($40,000 lifetime). Tax-deductible contributions, tax-free withdrawal, nothing to pay back.
• Home Buyers' Plan (HBP): withdraw up to $60,000 from your RRSP, repayable over 15 years. Buying as a couple doubles it.
• Quebec's refundable tax credit on the welcome tax: up to $5,875 for a home under $1M purchased since January 1, 2026.
• Home buyers' tax credits: $1,400 in Quebec and $1,500 federally.
• GST rebate: up to $50,000 on a newly built home under $1M.
• 30-year amortization on an insured mortgage, which lowers your monthly payments.
A "first-time buyer" is generally someone who hasn't lived in a home they owned during the past four calendar years. You may still qualify, even if you've owned before.
A fixed rate stays the same for the whole term: predictable payments, peace of mind. A variable rate follows the lender's prime rate, so it can go down or up. The difference also shows up on the way out: breaking a fixed mortgage usually costs much more than breaking a variable one (see question 9).
The right answer depends less on rate forecasts than on your situation: job stability, comfort with risk, plans to sell or refinance within five years. A small technical detail that makes a real difference: in Canada, fixed rates are compounded semi-annually, but not every variable mortgage is. Two identical posted rates don't always cost the same. We'll show you the real math.
Yes, and it's often the best time to do it, since there's no penalty at maturity. Since November 21, 2024, you no longer have to pass the stress test again for a straight switch to another lender, as long as the balance and amortization stay the same.
Your lender will send you a renewal offer: don't sign it on autopilot. The first offer is rarely the best one. Reach out four to six months before your maturity date: we'll compare the market and tell you honestly if staying put is the right call.
For a closed variable-rate mortgage, the penalty is usually three months' interest. For a fixed rate, it's the greater of three months' interest or the interest rate differential (IRD), which compares your rate to what the lender offers today for the remaining term. When rates have dropped, the IRD can climb into the thousands, and every lender calculates it its own way.
Before you sell, refinance or buy out an ex-partner's share, get your penalty calculated. We'll also look at ways to reduce it, such as porting the mortgage or using your prepayment privileges.
Yes. Most lenders ask for about two years of history and your notices of assessment, and some programs recognize that business expenses reduce your taxable income. There are also options for newer businesses, seasonal or commission income, newcomers to Canada and credit that needs rebuilding.
This is exactly where a broker makes the difference: each lender assesses this kind of income differently, and the right file, sent to the right lender, changes everything. Best move? Let's talk before you file your next tax return.
Book a personalized consultation to discuss your mortgage needs and get tailored advice.
Complete our online form to start your mortgage application and speed up the approval process.
