Whether you’re buying your first home, refinancing, or accessing home equity, I provide clear guidance and customized solutions to meet your unique goals. Explore the services below to learn more.
We Specialize in Residential Mortgage Loans in Cochrane, Airdrie, & Olds Alberta
5% to 20% down
Insured through CMHC, GE or AIG
Can be gifted down payment
Minimum credit requirement of 620
21%+ down
No insurance premium
Can be gifted down payment
Minimum credit requirement of 600
Borrowers income can be grossed up by 25-35% based on income ex: senior pension
Building new construction
Advances are either individual, self build or home builder (pre-sold)
Available for self employed or business owners
If using income from NOA’s gross up by 15%
Do not have to provide Notice of Assessments or personal tax returns
Must be able to prove two years business for self
5% down if self employed for under 3 years (CMHC program)
10% down if client has been self employed for over 3 years (Genworth Program)
Program
This program is offered to clients who are self-employed but may not be able to prove all of their income. An example would be someone who takes out the basic amount of dividends or wage from their company so their personal income is minimal. It allows up to 95% financing for those whose taxable income may not be their real income.
Qualifications
Business for self – includes commissioned employees or farming ect
Limited Companies
Clients must be able to prove 2 years Business for Self in similar industry
Credit rating minimum of 650
No outstanding personal taxes
No previous bankruptcies
Must be able to provide a down payment from their own resources
Documentation
For proof of two years business:
➢ Business License
➢ GST/HST Returns
➢ Audited Financial statements
➢ Articles of incorporation
For commissioned employees they can show employment letter, T1 Generals or T4’s. Must be able to show a 2 year average in like industry
Proof of down payment from own resources
Other documentation may be required specific to each individual deal
Other Information
This program is charged 0.35%+ higher interest rate than posted
Mortgage Insurance Premium is higher depending on the amount of down payment provided
Client may need to show 1.5% for closing costs
2,3,4& 5% cash back mortgage available
Client originally comes up with down payment and is then reimbursed a percentage at the lawyers
Depending on program for interest rate and credit requirements
Program
This program allows a client to get up to 5% cash back at the lawyers following the completion of their transaction. This program can be combined with the flex down program (borrowed down payment) as long as the debt ratios work for the deal. It is also available in 1, 2, 3 & 4% cash back.
Qualifications
Credit rating minimum of 650
Able to initially show a 5% down payment
No outstanding personal taxes
Provable income
Documentation
Notice of Assessment
Employment letter
Recent pay stub
Source of down payment
Other documents may be required specific to each individual deal
Other Information
Must be a 5-year term for 5% cash back
Premiums are added to interest rates depending on amount of cash back
Mortgage Insurance Premium may be higher depending on extended term
Client may be asked to show 1.5% for closing costs (or cash back amount can be used for closing costs)
Payout penalty may be higher on this mortgage program if term is left early
Able to borrow their down payment from non-traditional sources
Line of credit, loan ect
Good credit history sufficient income to support borrowed payment
Program
This program is available for clients who are looking to purchase a home and have great credit, but are unable to save the minimum 5% down required. Clients are allowed to borrow between 5% and 10% down from non-traditional sources such as line of credit or bank loan.
This program can be combined with the cash-back mortgage
Qualifications
Clients who are able to prove their income with Notice of Assessments
Example of borrowed down payment source is credit card, line of credit or personal loans.
Clients must be able to debt service the down payment source
Credit rating minimum of 680
No outstanding personal taxes
Documentation
Notice of Assessment
Employment letter if T4 employee
Recent pay stub if T4 employee
Proof of source of down payment
Other documents may be required specific to each individual deal
Other Information
Clients may need to show 1.5% for closing costs
Mortgage Insurance Premium will depend on amount of down payment provided
Rates on flex down are standard to qualifying unless combined with the cash back offers, then rates are at an increased premium.
Mortgages the purchase or refinance of the property as well as provides extra advancements for improvements on the property. The amount borrowed for improvements is considered for each individual deal.
Program
This program is available for clients who are looking to purchase a property and do upgrades at the same time. The amount of money available for improvements depends on the amount of the mortgage and usually tops out at a percentage. The improvements done on these types of loans require to be done by a contractor and must be paid by the client upfront then is reimbursed after an inspection by the lawyer.
Qualifications
Credit rating minimum of 620
The minimum 5% down must include the amount of the improvement quotes, as this is the total mortgage in the end.
No outstanding personal taxes
Documentation
Employment letter for provable income
Pay stub for provable income
Notice of Assessment
Source of down payment
Other documentation may be required to each specific deal
Other Information
Client may be asked to show 1.5% of closing costs
Improvements quotes must be sent in with deal and acceptable to lender
Program
This program allows clients to take out the equity in their home of up to 80% of the value. As long as the income allows, the equity can be used for whatever the client wishes such as debt consolidation or investing in a business or rental property.
Qualifications
Credit score minimum of 620 for 80% loan to value, however this requirement decreases depending on the amount borrowed against the home.
No outstanding personal taxes
Income to support the new mortgage amount
Documentation
Notice of Assessment
Employment letter for employees
Pay stub for employees
Business for self proof on stated income
Other Information
Depending on the amount of equity taken against the home, an appraisal may be required by the lender at the cost of the borrower
Mortgage Insurance Premiums are topped up from only the new balance of the mortgage. These premiums are higher than the standard premiums charged
A home equity line of credit is sort of like a credit card. Your lender allows you to borrow small amounts against the equity of your home as you need them, rather than giving you one lump sum like you would get with a home equity loan or home improvement loan. The ability to draw these small sums a little at a time benefits you in a few ways:
You don’t borrow more than you need. It’s usually hard to estimate the cost of a remodel up-front, and with this strategy, you don’t have to; you can charge as you buy materials and pay individual contractors
You don’t have to worry about accidentally spending a lump sum sitting in a bank account.
You can take your time making the improvements rather than trying to scramble and fit everything in before prices increase
Must have a minimum of 35% down
Able to take mortgage that resembles a line of credit
Home Equity Line of Credit
This program operates like a Line of Credit and uses the home as equity for security. To be able to qualify for a HELOC a minimum of 35% down is required in initial down payment or equity. The aspects of this program are
Since it operates like a line of credit the principal amount does not decrease, so as it is paid down the available amount can be used for other purchases at often a lower interest rate
The minimum monthly payment on this mortgage is usually “interest only”. However, there is no penalty for paying down the principal amount as there can be with locked in mortgages.
The interest rate is variable which means that it is a prime + loan. This rate fluctuates alongside prime so the interest payments are not always the same set amount.
No mortgage insurance premium is usually required since it is a conventional loan with the large down payment.
Qualifications
Requires 35% in down payment or equity in the property
Minimum credit score of 600 to 620 depending on lender
No outstanding personal taxes
Appraisal may be required by lender
Documentation
Notice of Assessment
Employment letter if employee
Recent pay stub if employee
Proof of Business if self employed
Other documentation may be required specific to each individual deal
Other Information
A HELOC can be locked into a term at any time, however it cannot be reversed again without a payout penalty. When paying out a HELOC for what ever reason if you sell, remortgage there is no payout penalty.
The payment fluctuates over the term of the mortgage and prime adjusts.
The interest rate on a HELOC is typically Prime + .5-4% depending on he credit and lender qualifications.
As little as 5% down
Available for property that will be occupied by owner or related family member rent free
Clients need to debt service
Program
This program is available for those who are looking to purchase a second home or a vacation property with only 5% down. The purpose of the property must be for owner occupancy or a family member. It cannot provide a rental income. Some examples would be purchasing a home for a child going away to school, or a weekend getaway for the family.
Qualifications
Minimum credit requirement of 620
Minimum 5% down for the property
Property must be suitable for year around access
No outstanding personal taxes
Provable Income
Documentation
Notice of Assessment to show no outstanding taxes
Proof of down payment or gift letter from family member
Recent pay stub for employee
Employment letter for employee
T5’s or other documents for self-employed borrowers
Other documents may be required specific to each individual deal
Other Information
Mortgage Insurance Premium will depend on the amount of down payment provided or length of amortization
Client will need to show 1.5% closing costs from their own funds
Able to use up to 80% of rental to offset income
20% down payment required
Client must debt service
Program
This program is available for anyone looking to purchase or refinance a rental property with as little as 20% down. It provides investors with more financing choices by allowing a lower down payment and up to 80% rental income offset used to qualify.
Qualifications
Minimum credit score of 650 with non traditional down payment
Minimum credit score of 620 with traditional down payment
No outstanding personal taxes
Allows up to 80% rental income offset
Allows corporate borrowers if they can personally guarantee the mortgage
Provable income
Documentation
Notice of Assessment
Employment letter
Recent pay stub
T5’s or other documents for self-employed borrowers
May require rental agreement on the property
Other documents may be required specific to each individual deal
Other Information
Mortgage Insurance Premium will depend on amount of down payment provided or length of amortization
Clients will be asked to show 1.5% closing costs from their own funds
No commercial components to the property purchased. Up to a maximum of 4 units
Various programs available with down payment
Program
This program is available for newcomers to Canada with permanent and non-permanent status. It allows flexibility in being able to prove a credit history with no additional fees or premiums added to the mortgage.
Qualifications
Permanent resident must have minimum down payment of 5%
Non-permanent resident must have minimum down payment of 10%
Qualifications are specific to each individual deal
Documentation
Individual documentation can be discussed with your agent that will be required for each specific deal
Examples of verification are international credit report, lender verification of borrowers credit worthiness, 12 months of utility bills, landlord reference letters ect.
Other Information
Please discuss all information with one of our agents and we can help to recommend the best program available for your situation
Program
This is the basic mortgage program is offered to clients who have a down payment and are able to prove their income through Notice of Assessments. This program requires a minimum of 5% down and a credit rating of 620 or higher. Our standard posted rates applies to this type of mortgage.
Qualifications
Salaried Employees
Hourly Employees
Part-time or Seasonal Income Employees (must be able to show 2 year average)
Self-employed clients who can show their income through Notice of Assessments
Minimum credit score of 620
Must have at least 5% down payment from own sources or a gift
No outstanding personal taxes owing
Documentation
Notice of Assessment
Employment letter if employee
Recent pay stub if employee
Proof of Business is self employed
Proof of down payment or gift letter from immediate family member
Other documentation may be required specific to each individual deal
Other Information
Mortgage insurance premium depends on the amount of down payment provided
Client may be required to show 1.5% funds for closing costs
Excludes mobile home and other specialty properties
Clients who are self-employed and can prove their income can top up by 15%
Program
This program is available for the construction or purchase of an energy efficient home. Also allows for the purchase or refinance of an existing home where energy efficient improvements are being made. The advantage to this program is that it offers a 10% refund on the mortgage insurance premium and extended amortization periods without surcharge.
Qualifications
Minimum credit of 620
Property must be:
➢ R-2000 compliant
➢ Be constructed under eligible energy efficient building program
➢ Rate 77 or higher on a NRCan energy evaluation
➢ For improvement homes property must increase on NRCan’s assessment by at least 5 points and once completed must meet a minimum rating of 40
Must have at least 5% down payment
Documentation
Documentation on this type of program is specific to each individual deal depending on the level of energy efficiency that the home obtains. Please speak with one of our agents to determine what will all be required
Other Information
The debt service calculation will be calculated with the estimated reduced heating costs indicated by the energy assessment
Looking to purchase acreage or a farm in Cochrane, Airdrie, Olds, or surrounding Alberta areas?
I specialize in farm and agricultural mortgage financing, helping clients navigate the unique requirements of rural properties. From acreages to fully operational farms, I provide guidance on lender requirements, down payments, and documentation, ensuring your mortgage process is smooth and stress-free. Explore the options below to see how I can help make your rural property goals a reality.
• Acreage loans from 1-160 acres
• Down payment varies from 5-20% down (depending on land size)
• Will assist with the well testing and septic reports required
• We have years of experience with acreage loans and work with many lenders who we know except these. It is very important to ensure your file is packaged and submitted to the lender properly to avoid any issues.
• We can include the value of 1-160 acres, house and garage (if no garage we can include the space of a double garage for a shop)
• If a mobile home is on the property it must be anchored down
• Turn-key projects available on bare land acreages
• Work with a REALTOR who understands acreage properties
• Teamed up with Farm Credit Canada to assist clients in packaging their file to submit to FCC. WE also assist client with their business plans when they are required.
• Young Farmers Programs available for 35 and under
• Down payment varies on the product you are looking to purchase
• Do not have to prove farm income for all loans
• Able to build loans for individual circumstances such as pre-payment options and flexibility
• Loans start at prime +1 depending on credit
• Offers longer amortization
• Fixed or floating rates available
• Work with a REALTOR who understands farm properties
A Home Equity Line of Credit (HELOC) allows homeowners in Cochrane, Airdrie, Olds, and surrounding Alberta areas to borrow against the equity in their property.
As you pay down your mortgage or your home value increases, your equity grows — giving you access to funds when you need them. With a HELOC, you can borrow in increments and only pay interest on the amount you use, making it a flexible and cost-effective solution for managing finances.
Whether you’re planning home renovations, emergency repairs, or other major expenses, a HELOC gives you control without the pressure of strict repayment timelines or penalties. Once approved, you’ll have access to your agreed-upon credit limit and the freedom to use it as needed. For homeowners considering a personal loan, exploring a home equity line of credit first may provide a smarter, more flexible financing option.
From the day you withdraw money to the day you pay it back, you will have to pay interest. Line of credit interest rates in Canada vary and may be affected by your credit score; i.e., you’ll pay a lower rate if your credit score is high. Home equity lines of credit rates are generally low with high credit limits, since your home is being used as collateral.
If you want to qualify for a HELOC at a bank, they will add 2% to the interest rate you negotiated with your lender or use the Bank of Canada’s conventional five-year mortgage rate.
Loans are available to individuals and businesses, consisting of lump sums you must pay back by consistent and periodic installments. There are several types of loans, including mortgages and personal loans. Lines of credit are also available to individuals and businesses. They are revolving, meaning the consumer can continually borrow up to their credit limit after the amount has been paid back; most lines of credit don’t have an end date.
A business line of credit (LOC) is also revolving with an agreed-upon credit limit that you can arrange with a financial institution. Small businesses should only use it for short-term needs, including:
inventory purchases
essential equipment reparations
temporary cash-flow gaps
unexpected opportunities
A secured line of credit requires you or your business to use an asset as collateral. A HELOC is a secured line of credit because your home is your safety net—it would be not unlike taking out a second mortgage. Businesses will use inventory or accounts receivable as collateral, as they are using the money to fund short-term assets.
An unsecured line of credit doesn’t use collateral, resulting in smaller credit limits and higher interest rates since the lender is taking a risk. Credit cards are a common example of this. Without collateral, businesses usually need a strong credit score and a positive reputation if they hope to qualify for this LOC.
We recommend you layout a solid plan to prevent yourself or your business from borrowing money you can’t pay back. Call us today at 403-875-2969 and the professionals at Unbeatable Mortgages will be happy to assist you!
For homeowners and investors in Cochrane, Airdrie, Olds, and surrounding Alberta areas who don’t qualify for traditional financing, private mortgage loans offer a flexible solution.
Whether you’re purchasing an unconventional property, need fast approval, or have non-confirmable income, private lenders can provide tailored financing options. I specialize in connecting clients with reputable private lenders and guiding them through the process to ensure a smooth, secure mortgage experience.
You would use a private mortgage under any of the following circumstances:
You want to purchase an unconventional property that a prime lender or bank won’t finance.
You need fast financing and don’t want to wait for a long approval process.
Your bad credit history means you are being turned down by conventional lenders.
You only need a short term loan.
You have nonconfirmable income that is preventing you from obtaining a traditional mortgage.
A private lender is an individual who provides money for real estate investments. The money can be used to purchase residential, commercial or rental real estate or to supplement funds to cover down payments or renovation costs.
Mortgage interest rates can range from 10-18% depending on the property, borrower and current economic conditions. Since they are almost always higher than rates offered by conventional mortgage lenders, you would only turn to a private lender when turned down by banks and bad credit lenders such as HomeTrust.
Rates depend on the source of funding. If, for example, a private lender is funded by a MIC, then they will want to make a solid rate of return for their investors.
Private lenders will often specialize become an expert in a certain lending category. Some examples include:
Commercial vs. residential: Private lenders will generally specialize within a property type to focus investment.
Re-finance for debt consolidation vs. renovation etc.: Lenders will sometimes specialize based on the reason for seeking a mortgage loan. Some lenders may only provide funds to those who are refinancing with the intention of purchasing another property.
Prefer urban areas: Large urban centres are more appealing to private lenders as these areas carry more real estate value.
Often prefer region they live in: Lenders are most comfortable investing in the area they live as they can personally evaluate the property. However, this is not always the case.
More so than prime or conventional lenders, private lenders have tighter guidelines on other factors to compensate for the added risk.
Property type and value. This is arguably the most important factor in being approved by a private lender. The mortgaged property must be in good condition and will have to undergo a strict appraisal before you are approved. If you have a poor credit score, you are considered a riskier client and lenders need to ensure that their investment is secure, in case you default on your mortgage.
Your income can fall into one of two categories: confirmable and non-confirmable income. Confirmable income is preferred by lenders, and is proven through Notice of Assessments (NOAs).Non-confirmable income, common among self-employed or commission based employees, forces lenders to use an estimate of your income based on the average income typical of your employment.
Down payment (if purchasing). With a private mortgage lender, the minimum loan-to-value ratio on the property is 85%. That is, you need to put in a down payment of at least 15% to be approved. If you can afford to put in a higher down payment, then it is advisable to do so. A larger down payment means you have more funds invested in the property and that you have more at stake. Lenders also take this as a sign that you can keep track of your personal finances.
Equity (if refinancing). If you are refinancing, private lenders may allow you to go up to a maximum of 85% in loan-to-value. For example, if your property is value at $400K, you can refinance up to $340K. Many private lenders prefer a maximum LTV of 75%, especially in British Columbia. With respect to a minimum equity stake in your property, there is none.
Protect more than your family’s mortgage. Protect their Future.
Our lending institution offers mortgage insurance. But why settle for an insurance product that does just one thing? When it comes to protecting your mortgage, there’s another option to consider. Term insurance is a life insurance product offered. Term insurance is an innovative solution that helps protect your family’s future as well as your home. Not only does it offer more protection, more flexibility and more value than traditional mortgage insurance, but it’s also often a better price.
A critical illness can strike anyone at any time, and the odds of surviving are better than ever with today’s medical breakthroughs. Worrying about being a financial burden on their family or business is the last thing your clients want, should the unexpected happen.
Critical illness insurance is designed to assist with the costs of recovering from a critical illness. Financial protection from costly treatment, medicine or care can give your clients peace of mind.
23 covered illnesses or medical conditions, including loss of independence
Two types of return of premium options that allow clients full recovery of eligible costs after either 15 years or by age 80 with values starting as early as 10 years after issue
Our covered condition definitions are aligned with market, except for Parkinson’s disease as our definition is currently more favorable
Children’s critical illness rider specifically designed to cover 15 child related conditions
Clients can add any term or whole life Solution plan as a rider and save fees
Our term products are competitively priced and can provide lifetime coverage, allowing clients to keep their term life insurance as long as they need it.
Our term life insurance products are designed for clients who want both affordability and the safety of guaranteed coverage, and appreciate the flexibility of a term plan that can last for life.
Affordable cost, premium rates that are guaranteed for each renewal term, and lifetime coverage
For Solution 10, premium increases every 10 years until the coverage anniversary following the 75th birthday and remains the same to age 100
For Solution 20, premium increases every 20 years until the coverage anniversary following the 65th birthday and remains the same to age 100
Convertible up to age 75 to other eligible products
Paid-up coverage on the anniversary closest to age 100
Coverage increases by 5%, compounded annually, every policy anniversary after the policy becomes paid-up
Clients can add critical illness (Vital Link) or other Solution plans as a rider and save fees
Our universal life insurance solutions combine flexible life insurance with the power of tax-deferred investment choices to accommodate all your client’s financial planning needs.
Two benefit options including Level and Increasing
Five cost of insurance structures including: Level, Annual Renewable Term to 100 (ART100), Annual Renewable Term to 85 (ART85/15), 10-Year Term (YRT10) and 20-Year Term (YRT20)
No Surrender Fee option
Wealth Plus bonus not tied to fund performance – determined based on Tax Exempt Account Value less Loan account Value – 0.1% per month (1.2% annually) after five years within Trilogy
Unlimited fund transfers between investment choices
Seven guaranteed interest options including 10- and 20-year guaranteed interest options, both with a minimum guaranteed interest rate of 1.75%
23 indexed options, including 16 managed index accounts that charge only the Investment Income Tax (IIT) rate – currently 0.24% for 2015
Multi-life, Joint First or Last to Die options on up to five lives
Permanent life insurance (or whole life insurance) provides guaranteed lifetime protection. Different types of permanent life insurance are available depending on your needs today and in the future.
The simplest to understand is the permanent, non-participating plan providing guaranteed level lifetime coverage and fully paid-up at age 100. Other features include cash and paid-up values starting after 4 years.
Empire Life offers one permanent non-participating products
Solution 100 – level premium to age 100
Non-participating permanent life insurance is a great choice for
Mature clients looking to protect the estate for their heirs
Young children needing long-term value today
Clients wanting simple, affordable insurance for complex strategies
Individuals wanting to provide generous gifts to their favourite charities
With my iPhone and android app, you can:
Get Pre-Qualified without a credit check
Calculate your total cost of owning a home
Calculate the required income for a mortgage
Estimate the minimum down payment you need
Calculate the maximum mortgage you can afford
Estimate Location specific Closing costs