Five Things I Wouldn't Do As a Mortgage Broker on My Own Mortgage

Josh Perez • August 7, 2024

Hi, I'm Josh Perez, and today I want to share some insights based on my experience as a mortgage broker. Navigating the mortgage process can be complex, and there are certain pitfalls I'd avoid if I were securing a mortgage for myself.



Here are five things I wouldn't do:

"Don't wait until you think you're ready, you need help getting ready. Work with an experienced mortgage professional to help you uncover what you don't know in the homeownership or investing process."

1. I Wouldn't Shape My Entire Plan on the Lowest Rate

While it might be tempting to chase the lowest interest rate, building a mortgage plan should be about more than just numbers. I’d focus on what’s important to me, like the neighborhood, price point, down payment availability, and future plans for moving, selling, or refinancing. Once I have these criteria set, I'd then find the best rate that fits within this framework.


2. I Wouldn't Rely Solely on Online Calculators

Online affordability or pre-approval calculators can be a good starting point, but they're no substitute for expert advice. I wouldn't make decisions based solely on these tools without consulting an experienced mortgage broker. They can provide a more nuanced and comprehensive analysis tailored to my unique financial situation.


3. I Wouldn't Limit Myself to One Bank

Going to just one bank and accepting their opinion, advice, and pre-approval can be limiting. Banks are one lender with one set of policies and criteria. Most bank employees might not have the extensive experience needed to deeply understand your financial picture and homeownership goals. A mortgage broker, on the other hand, works with dozens of lenders and can find options that best fit your criteria.


4. I Wouldn't Try to Time the Market

Trying to time the market for the perfect rate drop or price dip is nearly impossible, much like predicting the stock market. Instead of waiting for ideal market conditions, I would focus on changing my personal conditions. Building and refreshing a plan that works best for my situation is more practical and productive.


5. I Wouldn't Wait Until I Think I'm Ready

You don’t have to have everything figured out before seeking professional help. An experienced mortgage professional can help you uncover unknowns in the homeownership or investing process. The best advice is to start before you’re ready. They can walk you through the entire planning process, even if your goals are 12 to 18 months out. Often, people are much closer to their milestones than they initially think.


In conclusion, working with a knowledgeable mortgage broker can make a significant difference in your home-buying journey. They provide tailored advice, offer a broader range of options, and help you build a flexible and realistic plan. Don’t hesitate to seek professional guidance early on—it could bring you closer to your homeownership dreams faster than you think.

Josh Perez
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Get Unbiased Advice: Work with an Independent Mortgage Pro

By Josh Perez • December 24, 2025
Why Work With an Independent Mortgage Professional? If you’re in the market for a mortgage, here’s the most important thing to know: Working with an independent mortgage professional can save you money and provide better options than dealing directly with a single bank. If that’s all you read—great! But if you’d like to understand why that statement is true, keep reading. The Best Mortgage Isn’t Just About the Lowest Rate It’s easy to fall for slick marketing that promotes ultra-low mortgage rates. But the lowest rate doesn’t always mean the lowest cost . The best mortgage is the one that costs you the least amount of money over time —not just the one with the flashiest headline rate. Things like: Prepayment penalties Portability Flexibility to refinance Amortization structure Fixed vs. variable terms …can all affect the true cost of your mortgage. An independent mortgage professional looks beyond the rate. They’ll help you find a product that fits your unique financial situation , long-term goals, and lifestyle—so you’re not hit with expensive surprises down the road. Save Time (and Your Sanity) Applying for a mortgage can be complicated. Every lender has different rules, documents, and policies—and trying to navigate them all on your own can be time-consuming and frustrating. When you work with an independent mortgage professional: You fill out one application They shop that application across multiple lenders You get expert advice tailored to your needs This means less paperwork , less stress , and more confidence in your options. Get Unbiased Advice That Puts You First Bank specialists work for the bank. Their job is to sell you that bank’s mortgage products—whether or not it’s the best deal for you. Independent mortgage professionals work for you. They’re provincially licensed, and their job is to help you: Compare multiple lenders Understand the fine print Make informed, long-term financial decisions And the best part? Their services are typically free to you . Mortgage professionals are paid a standardized fee by the lender when a mortgage is placed—so you get expert guidance without any out-of-pocket cost. Access More Mortgage Options When you go to your bank, you’re limited to that bank’s mortgage products. When you go to an independent mortgage professional, you get access to: Major banks Credit unions Monoline lenders (who only offer mortgages) Alternative and private lenders (if needed) That’s far more choice , and a much better chance of finding a mortgage that truly fits your needs and goals. The Bottom Line If you want to: Save money over the life of your mortgage Save time by avoiding unnecessary back-and-forth Access more lenders and products Get honest, client-first advice …then working with an independent mortgage professional is one of the smartest decisions you can make. Let’s Make a Plan That Works for You If you're ready to talk about mortgage financing—or just want to explore your options—I'm here to help. Let's connect and put together a strategy that makes sense for your goals and your future. Reach out anytime. I’d be happy to help.

Why High Income Doesn’t Automatically Mean a Bigger Mortgage

By Josh Perez • December 18, 2025
Most people assume a bigger paycheck leads to a bigger mortgage approval. But here’s the truth that surprises almost everyone: “It’s not about how much you earn. It’s about how much of your income is already spoken for.” — Josh Perez I’ve sat across from clients earning six figures who qualified for less than someone making half as much. The problem wasn’t their income. It was their monthly obligations . Lenders Don’t Just Look at Income — They Look at What’s Left Over You can make $200,000 a year, but if $80,000 of it is tied up in payments, lenders see very little room for a mortgage. Here’s what typically eats up that space: Big car loans Multiple credit cards Buy-now-pay-later plans Personal loans Lines of credit Old debts that still report monthly payments These commitments matter because lenders are focused on one main calculation: Debt-to-Income Ratio (DTI) This tells lenders how much of your income is already locked into payments — and how much is available for a mortgage. A high DTI = lower mortgage approval A low DTI = stronger approval and better options It’s that simple. Want to Qualify for More? Do This First Most people think they need to increase their income. The truth? Reducing debt often has a bigger impact — and works faster. 1. Pay down or eliminate high monthly payments Even paying off a single loan can shift your approval dramatically. 2. Avoid taking on new credit before applying Every new payment reduces your borrowing room. 3. Keep your spending stable for 90 days Lenders review recent bank history. Stability helps. 4. Work with a mortgage broker, not just one bank This is one of the biggest ways people leave money on the table. Every lender calculates affordability differently. Some are far more flexible with DTI. If you only go to your bank, you’re only getting one version of your potential approval. Let’s Make Your Approval Work for You If you want to qualify for more, reduce debt strategically, or understand where you stand right now, I can help you build the right plan. Let’s give you access to more options — not just one.