Get pre-approved before you shop.
Know your real budget, lock a rate hold, and make offers listing agents take seriously. Ken Finch arranges mortgages through Canadian Express-Mortgage Inc. and personally reviews every file.
No fee to you
Lender-paid on standard mortgages
Rate hold
Typically 90 to 120 days
Fast turnaround
1 to 3 business days with documents
Bank-grade security
Encrypted application portal
Already know your numbers?
Skip the quick check and go straight to the secure application. It opens Ken's Express Mortgage portal in a new tab.
Open the secure applicationNo credit check. No obligation. Your information is never sold. Mortgage services through Canadian Express-Mortgage Inc., FSRA Lic. #13241.
The process
Three steps to a pre-approval letter
Quick check (2 minutes)
Tell Ken your plans, budget, and rough finances on this page. No credit check. Ken calls within one business day with an honest read.
Secure application (10 minutes)
Complete the encrypted online application and upload documents from your phone. One credit inquiry covers every lender Ken approaches.
Pre-approval + rate hold
Ken shops your file, explains the options in plain English, and issues a pre-approval letter you can attach to offers.
Rules to know in 2026
What actually determines your budget
Canadian mortgage rules changed meaningfully in the last two years, mostly in buyers' favour. Ken makes sure you use every one that applies to you.
Read the full pre-approval guideThe stress test
You qualify at the greater of your contract rate plus 2% or 5.25%. It lowers what you can borrow, which is why an accurate pre-approval matters.
Insured mortgages up to $1.5M
The insured price cap is $1.5 million, so homes across most of Oakville can be bought with less than 20% down.
30-year amortizations
First-time buyers and buyers of newly built homes can take a 30-year insured amortization, which lowers the monthly payment and raises what you qualify for.
First-time buyer programs
FHSA (up to $40,000 tax-free), Home Buyers’ Plan RRSP withdrawals (up to $60,000 each), Ontario land transfer tax rebate (up to $4,000), plus Toronto’s rebate if you buy in the city.
Mortgage services
More than purchases
Purchase
First homes, move-up buys, investment properties, and pre-construction.
Refinance
Consolidate debt, fund renovations, or pull equity for an investment.
Renewal
Do not sign the bank’s renewal letter until Ken has shopped it. Switching is often free.
Alternative lending
Self-employed, new to Canada, or rebuilding credit. Honest options, clear exit plan.
Mortgage FAQ
Common questions
What is the difference between pre-qualification and pre-approval?
Pre-qualification is an estimate based on what you tell us; the form on this page is a pre-qualification and involves no credit check. Pre-approval means a lender has reviewed your credit, income and down payment and will hold a rate for you, usually for 90 to 120 days. Ken gets you from one to the other in a few days.
How much can I borrow?
Lenders look at your gross debt service (GDS) and total debt service (TDS) ratios, qualified at the stress-test rate rather than your contract rate. As a rule of thumb, most buyers qualify for roughly four to four-and-a-half times household income, adjusted for debts, down payment and property taxes. Ken runs the exact numbers for you.
What is the minimum down payment in Ontario?
Five percent of the first $500,000 and ten percent of the portion between $500,000 and $1.5 million. Homes over $1.5 million require at least twenty percent down. Anything under twenty percent is a default-insured mortgage and carries a CMHC, Sagen or Canada Guaranty premium.
What documents will I need?
Government ID, recent pay stubs and a letter of employment (or two years of tax returns and notices of assessment if self-employed), 90 days of statements showing your down payment, and details of any existing debts. The secure application walks you through uploading each item.
Is a mortgage broker more expensive than my bank?
For standard residential mortgages, brokers are paid by the lender, so there is no fee to you. Because Ken can place your file with over thirty banks, credit unions and monoline lenders, you typically end up with a better rate and terms than a single bank offers.
Can Ken help if I am self-employed, new to Canada, or have bruised credit?
Yes. Alternative and B-lenders exist for exactly these situations. Ken will tell you honestly what is possible now and what a six-month plan to a better rate looks like.
Ken Finch, Mortgage Broker. Mortgage services provided through Canadian Express-Mortgage Inc., FSRA Brokerage Licence #13241. Real estate services provided by Ken Finch, Broker, Royal LePage Signature Realty, Brokerage. Independently owned and operated. A mortgage pre-approval is not a commitment to lend. Rates, terms, and approval are subject to lender criteria and may change without notice.