Stop Settling for “Here’s Your Rate.” You Deserve a Real Mortgage Plan
Josh Perez • November 26, 2025
Most people who walk into a bank—or even talk to some brokers—get the same three things:
a pre-approval amount, a max purchase price, and an interest rate.
That’s… not a plan.
“A number and a rate don’t prepare you to buy a home. A strategy does.” — Josh Perez
When my team and I build a pre-approval, we start with you—your life, your goals, your comfort level—not just the lender’s worksheet.
What We Dig Into (Beyond the Rate)
- Where you want to live: neighborhoods, schools, commute, community.
- Home details that matter: size, backyard, basement, suite potential, finish quality.
- Monthly comfort zone: not just the mortgage—total housing (strata, insurance, utilities, taxes).
- Down payment sources: savings, gifts, RRSP HBP, sale proceeds—what’s real and when.
- Closing costs: land transfer tax, legal, inspections, moving—budgeted, not guessed.
- Flexibility needs: potential move, rental plans, penalty exposure, fixed vs variable fit.
When we map these pieces, your true max becomes clear: not what a lender says you can spend, but what you’re comfortable spending.
Show Me, Don’t Tell Me
Telling you “you’re approved for $X at Y%” isn’t enough. We illustrate options:
- Side-by-side payment comparisons (rates, terms, amortizations).
- Best/worst-case scenarios (payment changes, penalties, renewal paths).
- Cash-flow impact with closing costs and move-in expenses.
- How small tweaks (debt cleanup, down payment timing) increase buying power.
Eyes wide open. No surprises. A plan you can defend.
“You don’t need more quotes—you need a strategy that fits your life.” — Josh Perez
Ready to Build Your Plan?
If you want more than a rate sheet—and you want to feel prepared, not pressured—let’s talk.
👉 Book a quick strategy call with me and we’ll map your numbers, your options, and a clear path to your next home.
Schedule your call
When most people think about getting denied for a mortgage, they assume the problem is a low credit score. But in today’s lending environment, five lesser-known red flags are far more likely to derail your approval. As a mortgage professional, I review hundreds of files every year — and these are the issues I see quietly hurting clients the most. 1. Payday Loans (Even Tiny Ones) Even a short-term or small payday loan leaves a mark on your credit report. To lenders, it signals financial strain or cash-flow pressure. Why it matters: Payday loan history can make lenders question your ability to manage monthly mortgage payments, even if everything else looks strong. 2. Gambling or Sports Betting Activity If your bank statements show frequent betting charges, lenders may see it as a risk factor. Why it matters: It’s not about judging you — it’s about stability. Betting transactions can make lenders unsure about long-term money management habits. 3. Unpaid Taxes (Owing CRA) This one is huge. Any outstanding balance with the CRA is treated seriously. Why it matters: Lenders know the government always gets paid first. If CRA debt shows up, they’ll question whether your mortgage will truly be a priority. 4. Frequent Bank Overdrafts Even with strong income, dipping into the negative too often can raise concerns. Why it matters: Overdraft patterns suggest inconsistent cash flow or a lack of financial cushion. Lenders look closely at 90 days of banking — and overdrafts stand out. 5. Co-Signing Loans for Someone Else You may not be making the payments… but lenders treat that debt as if you are. Why it matters: Co-signed loans directly reduce your borrowing power and lower your maximum approval amount. If One of These Red Flags Applies to You… Don’t Panic Having these on your file doesn’t mean you can’t get approved. It simply means we need a strategy. I help clients build personalized action plans to strengthen their file, improve their approval odds, and position them to purchase sooner. Want a plan that fits your situation? Schedule a call with me using the link in my bio. Let’s get you mortgage-ready — without the stress.
Bank of Canada maintains policy rate at 2.1/4%. FOR IMMEDIATE RELEASE Media Relations Ottawa, Ontario December 10, 2025 The Bank of Canada today held its target for the overnight rate at 2.25%, with the Bank Rate at 2.5% and the deposit rate at 2.20%. Major economies around the world continue to show resilience to US trade protectionism, but uncertainty is still high. In the United States, economic growth is being supported by strong consumption and a surge in AI investment. The US government shutdown caused volatility in quarterly growth and delayed the release of some key economic data. Tariffs are causing some upward pressure on US inflation. In the euro area, economic growth has been stronger than expected, with the services sector showing particular resilience. In China, soft domestic demand, including more weakness in the housing market, is weighing on growth. Global financial conditions, oil prices, and the Canadian dollar are all roughly unchanged since the Bank’s October Monetary Policy Report (MPR). Canada’s economy grew by a surprisingly strong 2.6% in the third quarter, even as final domestic demand was flat. The increase in GDP largely reflected volatility in trade. The Bank expects final domestic demand will grow in the fourth quarter, but with an anticipated decline in net exports, GDP will likely be weak. Growth is forecast to pick up in 2026, although uncertainty remains high and large swings in trade may continue to cause quarterly volatility. Canada’s labour market is showing some signs of improvement. Employment has shown solid gains in the past three months and the unemployment rate declined to 6.5% in November. Nevertheless, job markets in trade-sensitive sectors remain weak and economy-wide hiring intentions continue to be subdued. CPI inflation slowed to 2.2% in October, as gasoline prices fell and food prices rose more slowly. CPI inflation has been close to the 2% target for more than a year, while measures of core inflation remain in the range of 2½% to 3%. The Bank assesses that underlying inflation is still around 2½%. In the near term, CPI inflation is likely to be higher due to the effects of last year’s GST/HST holiday on the prices of some goods and services. Looking through this choppiness, the Bank expects ongoing economic slack to roughly offset cost pressures associated with the reconfiguration of trade, keeping CPI inflation close to the 2% target. If inflation and economic activity evolve broadly in line with the October projection, Governing Council sees the current policy rate at about the right level to keep inflation close to 2% while helping the economy through this period of structural adjustment. Uncertainty remains elevated. If the outlook changes, we are prepared to respond. The Bank is focused on ensuring that Canadians continue to have confidence in price stability through this period of global upheaval. Information note The next scheduled date for announcing the overnight rate target is January 28, 2026. The Bank’s next MPR will be released at the same time.
