Mortgage Penalty Calculator Canada: How Fixed-Rate Penalties Are Calculated (2026 Guide)
Written by Mark Herman; MBA in Finance – Mortgage Broker with 22 Years of Experience
Quick Answer: Mortgage Penalty in Canada
If you break a fixed-rate mortgage in Canada, your penalty is usually:
- 3 months’ interest, or
- Interest Rate Differential (IRD)
You pay whichever is higher.
Most fixed-rate penalties in 2026 fall between:
- $5,000 to $30,000+
The exact amount depends heavily on how your lender calculates IRD.
Mortgage Penalty Calculator (Quick Estimate)
Use this simple method to estimate your penalty:
Step 1: 3 Months’ Interest
Formula:
Mortgage balance × interest rate × 3 ÷ 12
Example:
- $400,000 mortgage
- 5.00% rate
Penalty ≈ $5,000
Step 2: Estimate IRD – Interest Rate Differential
Formula:
(Your rate − current comparable rate) × balance × remaining months ÷ 12
Example:
- Balance: $400,000
- Your rate: 5.00%
- Current rate: 3.50%
- 24 months remaining
IRD ≈ $12,000
Your real penalty = the higher of the two
What Is a Mortgage Penalty?
A mortgage penalty is a fee you pay if you break your mortgage early by:
- selling your home
- refinancing
- switching lenders
- paying off your mortgage before the term ends
Fixed-rate mortgages almost always have higher penalties than variable-rate mortgages.
Why Fixed Mortgage Penalties Are So High
1. IRD replaces simple interest
Variable mortgages:
- 3 months’ interest is the max payout penalty
Fixed mortgages:
- The GREATER of 3-months interest or the IRD calculation (which ever is higher)
2. Rate changes increase penalties
If rates drop after you lock in:
- Your rate = higher
- Current rate = lower
Bigger gap = bigger penalty.
The bank says they were making all that interest before and now that you pay them back they will lend the money out at a lower rate so they need to “re-capture the interest that they expected to get before.”
During Covid when Calgary home owners mortgage rates were about 4% and the rates dropped to 2%, the IRD payout penalties were in the range of $20,000 to $45,000 on 5-year fixed mortgages!! What?
3. Each bank uses a different formula
This is the most important point.
Two identical mortgages can have very different penalties depending on the lender.
How Banks Calculate Mortgage Penalties (Canada)
RBC
- Uses IRD based on:
- posted rate for similar term
- minus your original discount
More complex than a simple “current rate” comparison
TD
- Uses posted rate for similar term
- subtracts your original discount
Often results in higher penalties than expected
BMO
- Similar to TD and RBC
- Uses posted rates and discount adjustments
Scotiabank
- Uses posted rate for closest remaining term
- adjusted for your original discount
- includes present-value calculation
CIBC
- Uses a comparison mortgage method
- compares:
- your rate (plus discount)
- vs current posted rate
Can produce significantly higher penalties
National Bank
- Uses a standard rate / posted rate approach
- adds capped 1 month interest component
Different structure than other banks
Why This Matters (Real Calgary Examples)
Example 1: Move-Up Buyer in Calgary
- Bought in 2023
- Needs bigger home in 2026
- Mortgage: $520,000
- Fixed rate: 4.79%
- 3 years remaining
Penalty could be $15,000–$25,000
Example 2: Refinancing to Pay Off Debt
- Calgary condo owner
- Wants to consolidate debt
- Mortgage: $300,000
- Fixed rate: 5.19%
Penalty: $8,000–$12,000
Still worth it in some cases—but must be calculated properly
Example 3: Rental Property Sale
- Investor selling in Calgary
Difference between lenders:
- Bank A: $9,000 penalty
- Bank B: $14,000 penalty
Same borrower, different lender = big difference
Fixed vs Variable Mortgage Penalties
| Mortgage Type | Typical Penalty |
|---|---|
| Variable | 3 months interest |
| Fixed | IRD or 3 months (whichever is higher) |
Fixed penalties are often 2–5x higher
How to Reduce or Avoid a Mortgage Penalty
1. Use prepayment privileges
Most lenders allow:
- 15% lump sum annually
- 15% payment increases, and doubling the payment
2. Consider portability
You may be able to transfer your mortgage to a new property and not pay the penalty as you are not closing down your mortgage. You are porting it to another address.
3. Time your refinance
Waiting until renewal = no penalty
4. Choose the right lender upfront
This is the biggest factor.
Rate matters—but penalty structure matters more long-term
Internal Resources (Recommended Reading)
- Minimum Down Payment Canada: Rules, Examples & Options
- How Much Income Do You Need to Buy a House in Calgary
- Fixed vs Variable Mortgage Rates in Canada
- OnlyFans Mortgage in Canada
- Mortgage Renewals Guide
FAQ: Mortgage Penalties in Canada
How is a mortgage penalty calculated?
It is the greater of:
- 3 months’ interest
- IRD (interest rate differential)
Why are fixed mortgage penalties so high?
Because IRD estimates the lender’s lost interest over time—not just a simple fee.
Can two banks charge different penalties?
Yes—and the difference can be thousands of dollars.
Can I avoid a mortgage penalty?
Sometimes, by:
- porting your mortgage
- waiting until renewal
- restructuring your mortgage
Is there a standard penalty formula in Canada?
No. Each lender uses its own variation of IRD.
Bottom Line
Most borrowers focus on:
getting the lowest rate
But ignore:
how expensive it is to break the mortgage
In many cases:
The penalty matters more than the rate. Depending on your situation – like moving out of the country in 1 or 2 years.
If you’re planning to:
- refinance
- sell early
- restructure your mortgage
I can help you:
- estimate your real penalty
- compare lender formulas
- avoid costly mistakes
Reach out for a personalized strategy.
Can I Use a Mortgage to Pay CRA Tax Debt in Canada? (A Real Example of a Private Refinance)
Written by Mark Herman, MBA – Mortgage Broker with 22 Years of Experience specializing in new home buyers and tough deals.
Many Calgary and Canadian homeowners are surprised to learn that the CRA can place a lien on their home for unpaid taxes. Once that happens, refinancing becomes much harder.
The good news is that homeowners with equity often still have options. In many cases, a private mortgage refinance can be used to pay CRA tax debt, remove the lien risk, and give you time to get your finances back on track.
Below is a real example of how this works.
Real Example: Refinancing to Pay $29,000 in CRA Tax Debt
A self-employed homeowner recently contacted me about refinancing their mortgage to deal with back taxes owed to the Canada Revenue Agency (CRA).
Here was the situation:
Business tax situation
-
Business filings completed up to Oct 2022 – Sept 2023
-
Currently working with an accountant to file Oct 2023 – Sept 2024
-
Next filing period 2024–2025 still pending
-
GST paid up to end of 2024
-
GST may still be owing but amount unknown until filings are complete
Income structure
-
Owner pays themselves from the business when income comes in
-
No dividends issued
-
Most tax liability flows to personal taxes
Personal tax situation
-
Approximately $29,000 in personal tax debt to CRA
CRA had indicated they may place a lien on the property, which would make financing much more difficult.
The homeowner didn’t currently have the cash to pay the taxes, and they were also trying to pay their accountant to complete outstanding business filings.
Why CRA Debt Is a Problem for Mortgage Lenders
Most traditional lenders (banks and credit unions) require that CRA debt be fully paid before they approve a mortgage refinance.
They want to ensure:
-
There is no CRA lien registered
-
All tax filings are up to date
-
There are no outstanding collection issues
If these conditions are not met, the bank will usually decline the mortgage.
How a Private Mortgage Can Solve the Problem
In situations like this, a private lender refinance can be used to:
-
Pay off the CRA tax debt
-
Prevent or remove a CRA lien
-
Provide time to complete tax filings
-
Stabilize finances before returning to a traditional lender
Private lenders focus primarily on:
-
Equity in the property
-
Property value
-
Exit strategy (how the loan will be repaid or refinanced later)
They are often much more flexible when dealing with self-employed borrowers or tax arrears.
Typical Structure of a CRA Tax Debt Refinance
A refinance for tax debt usually works like this:
Step 1 – Property appraisal
The lender confirms the home’s value and available equity.
Step 2 – Mortgage approval
A private lender approves a mortgage based on the equity position.
Step 3 – CRA payout
Funds from the refinance are used to pay CRA directly.
Step 4 – Short-term mortgage
The homeowner keeps the private mortgage for 12–24 months while fixing their tax situation.
Why Acting Before a CRA Lien Matters
Timing is critical.
If CRA registers a tax lien on your property, refinancing becomes significantly more complicated because:
-
The lien must be paid during the refinance
-
Some lenders refuse to fund if the lien is already registered
-
Legal costs can increase
Getting financing before the lien is registered gives homeowners far more options.
Who This Strategy Works Best For
Using a private mortgage to pay CRA debt can work well if you:
-
Own a home with significant equity
-
Are self-employed
-
Have unfiled taxes that are being completed
-
Need time to catch up financially
This strategy is common for:
-
Business owners
-
Contractors
-
Real estate investors
-
Commission-based professionals
The Exit Plan: Moving Back to a Traditional Mortgage
Private mortgages are usually short-term solutions.
During the term, the goal is to:
-
Complete all tax filings
-
Pay CRA balances
-
Improve income documentation
-
Refinance into a lower-rate bank mortgage
Featured Snippet – Q&A Section
Frequently Asked Questions About CRA Tax Debt and Mortgages
Can you refinance your home to pay CRA tax debt in Canada?
Yes. Homeowners with sufficient equity can often refinance their mortgage to pay CRA tax debt. If traditional lenders will not approve the refinance, a private mortgage lender may still provide financing based on the home’s equity.
Can CRA put a lien on your house for unpaid taxes?
Yes. The Canada Revenue Agency can register a tax lien against your property if taxes remain unpaid. Once registered, the lien attaches to your home and must usually be paid before selling or refinancing.
How much equity do I need to refinance to pay tax debt?
Most private lenders will allow refinancing up to approximately 75–80% of the home’s value, depending on the situation and property location.
Will banks refinance if I owe CRA money?
Most banks require that CRA debts be paid first and tax filings be up to date. If taxes are still outstanding, homeowners often need to use a short-term private mortgage to pay CRA and then refinance with a bank later.
Mortgage Example Calculator Section
Example: Using a Mortgage Refinance to Pay CRA Tax Debt
Let’s look at a simplified example.
Home Value: $700,000
Current Mortgage: $420,000
Maximum Refinance at 80%: $560,000
Potential equity available:
$560,000 – $420,000 = $140,000 available
If the homeowner owes $29,000 in CRA taxes, they could refinance and:
-
Pay the CRA debt in full
-
Cover legal and appraisal costs
-
Possibly consolidate other high-interest debts
This type of refinance is commonly used as a temporary strategy, allowing the homeowner to clean up their tax situation before moving back to a traditional lender.
Frequently Asked Questions
Can CRA force the sale of my home?
Yes, in extreme cases CRA can pursue legal action that could eventually lead to the forced sale of property.
However, most homeowners resolve the issue by paying the tax debt through refinancing.
Can I get a mortgage if my taxes aren’t filed?
Traditional lenders usually require all tax filings to be current.
Private lenders may still consider the mortgage if:
-
You are actively working with an accountant
-
The property has enough equity.
How much equity do I need to refinance CRA debt?
Most private lenders require the mortgage to stay below about 75–80% of the home’s value, although this varies.
Final Thoughts
Tax debt with CRA is stressful, especially for self-employed homeowners. But if you own property with equity, a private mortgage refinance can provide a solution to clear the debt and buy time to get your finances organized.
The key is acting early — before CRA registers a lien on your home.
Author Bio
Mark Herman, MBA is a mortgage broker with 22 years of experience helping homeowners across Canada solve complex financing situations, including tax debt, private mortgages, and self-employed income challenges.
Approved: Mortgage with U.S. Income, Remote Work & Gifted Down Payment (CMHC Deal)
Cross-Border Mortgage Approved: U.S. Income + Gift Funds + CMHC
This Mortgage Deal Looked Impossible (But CMHC Approved It Anyway)
We recently completed a mortgage deal that even I assumed is impossible.
We got it done — and now that we’ve successfully navigated the process, we’re ready to help more buyers in similar situations.
This file was a great example of how the right strategy, documentation, and lender experience can turn a complicated deal into a clean approval.
Mortgage Mark Herman, Best Alberta, Canada mortgage broker for Americans buying in Canada.
The Buyers
This purchase involved two applicants:
-
Buyer #1: Canadian citizen, stay-at-home mom, currently with no income
-
Buyer #2: Permanent resident (PR), employed as a lawyer for a U.S. company, paid in U.S. dollars
Files like this can get tricky quickly, especially when one borrower has no income and the other is employed outside of Canada.
The Property
This was a primary residence purchase.
The buyers also had no other properties, which helped strengthen the application and simplify insurer review.
The Biggest Challenge: U.S. Income + Remote Work
The income-earning borrower worked for an American employer and was able to work 100% remotely.
The key detail? Their employment letter confirmed remote work was permanent, not temporary.
The documentation included:
-
Employment letter confirming permanent remote work status
-
U.S. income documents (W-2 and 1040)
-
A clear written narrative summarizing income and filing history
When borrowers are paid in U.S. dollars, lenders and insurers need to clearly understand consistency, deductions, and income stability. Presentation matters.
Down Payment Structure
The buyers had a 15% down payment, structured as follows:
-
5% from their own funds
-
10% gifted from a family member in the United States
Gifted down payments are common, but cross-border gifted funds require extra documentation and clean sourcing. We made sure everything was properly verified and acceptable for insurer guidelines.
CMHC Approval (Including an American Credit Report)
This mortgage was approved through CMHC, and one of the most interesting parts of the deal was that CMHC accepted an American Equifax credit bureau report.
That’s something many buyers don’t realize is even possible — but in the right scenario, it can absolutely work.
Why This Deal Was Unique
This was not a typical mortgage approval.
It required:
-
Cross-border income verification
-
Review of U.S. tax documents
-
Confirmation of permanent remote employment
-
Gifted down payment verification from the U.S.
-
Credit review using an American credit bureau report
-
Proper structuring and presentation for insurer underwriting
But in the end, the deal was approved — and the buyers are now homeowners.
The Takeaway
If you’re a Canadian citizen or PR earning U.S. income, working remotely, or receiving gifted funds from outside Canada, you may still qualify for a mortgage — even if your situation feels complicated.
A bank “no” doesn’t always mean the deal is dead. It often just means it needs the right approach.
Need Help With a Complex Mortgage File?
If you’re buying in Canada but your income, credit, or down payment involves the U.S., I can help you structure it properly from the start.
Mark(at)MaMaRv.ca
Or call/text directly to discuss your options.
5 Car Loan Strategies That Can Boost Your Mortgage Approval — An MBA-Level Approach
Top 5 Car Loan Strategies We Used for Mortgage Clients in 2025
In today’s mortgage landscape, qualification isn’t just about income and credit—it’s about strategic debt management. With an MBA in Finance and 21 years in the industry, I approach mortgage qualification the same way I would evaluate a business balance sheet: identify inefficiencies, reduce liabilities, and optimize cash flow.
One of the most overlooked opportunities to a mortgage approval is your auto loan.
Car loan rates now at their lowest point in nearly five years—6.25% to 6.99%—the math has never worked better.Mortgage Mark Herman; Best Mortgage Broker for New Home Buyers in Calgary, Alberta.
Most clients are seeing sizeable reductions in their monthly payments, which directly improves affordability ratios and increases borrowing capacity. In other words, small changes on the car side can create big changes on the mortgage side.
Why Auto Loan Optimization Matters
Mortgage lenders don’t qualify you based on total debt—they focus on monthly obligations. So even if your auto loan balance is reasonable, the payment itself may be restricting your mortgage approval.
From a financial efficiency standpoint, this is low-hanging fruit. Reducing or restructuring this one line item can dramatically shift your debt-to-income (DTI) ratio and unlock far greater mortgage purchasing power.
Top 5 Car Loan Strategies We Used for Mortgage Clients in 2025
1. Commercial Auto Loans for the Self-Employed
By shifting the vehicle loan from personal to business liability, we remove the payment entirely from your mortgage ratios. This is financial restructuring 101—use the proper balance sheet for the proper asset.
2. Auto Loan Payment Reductions
With today’s lower rates and extended terms (up to 96 months on newer models), most clients see substantial monthly reductions.
This isn’t about stretching debt—it’s about reallocating cash flow to where it has the highest ROI: qualifying for a home.
3. Cash-Back Refinancing
Lower the payment and pull out equity from your vehicle.
This can fill down payment gaps or pay off high-interest debt—another strategic reshuffling of resources to strengthen your mortgage file.
4. “Free and Clear” Mortgage-First Strategy
Sometimes paying off a car is required to get a mortgage approved.
The sophisticated move? Refinance the vehicle after closing and reimburse yourself. You maintain mortgage eligibility and preserve liquidity—exactly the type of sequencing we analyze in financial planning.
5. Co-Signer Removal
If you’ve co-signed for someone else, you’re carrying a liability without receiving the benefit.
Removing yourself restores borrowing capacity and aligns your financial profile with your actual obligations.
The Bottom Line
Your auto loan isn’t just a monthly payment—it’s a strategic lever in your overall financial picture. By applying an analytical, MBA-driven approach to debt optimization, we can often increase mortgage qualification dramatically without changing income or credit.
If you’re planning to buy a home this year, let’s look at your auto loan the way a CFO looks at a balance sheet:
Find the inefficiencies, optimize the structure, and unlock the capacity you didn’t know you had.
The Bank of Canada maintains interest rate policy to end 2025
The Bank of Canada announced today that it is keeping its benchmark interest rate at 2.25%. This hold-the-line approach reflects the Bank’s expert interpretation of macroeconomic data.
We summarize the Bank’s observations and its outlook below.
Know this, fixed rates are trending up due to multiple factors, but mostly long term government debts, especially in the USA.
Now is a great time to buy while prices are soft, there are lots of listings, and rates are around the 4% mark
Mortgage Mark Herman, MBA; 1st time home buying specialist, and move-up mortgage broker
Canadian Economic Performance and Near-Term Outlook
- The Canadian economy grew by a “surprisingly” strong 2.6% in the third quarter, even as final domestic demand was flat
- The BoC notes that 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
Canadian Labor Market
- 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
Canadian Inflation and Outlook
- Inflation measured by the Consumer Price Index (CPI) slowed to 2.2% in October, as gasoline prices fell and food prices rose more slowly
- CPI inflation has been close to the Bank’s 2% target for more than a year, while measures of core inflation remain in the range of 2.5% to 3%
- The Bank assesses that underlying inflation is still around 2.5%
- 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
Global Economic Performance
- 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 Monetary Policy Report in October
Outlook
The Bank offers that if inflation and economic activity evolve broadly in line with its October projection, it sees its current policy interest rate “at about the right level” to keep inflation close to 2% while helping the economy through this period of structural adjustment.
However, the Bank also says that if uncertainty remains elevated and its outlook changes, “we are prepared to respond.”
Reverse Mortgage Specials: October 2025
The reverse mortgage market is surging yet remains undeserved by brokers that dabble in this product.
We have been doing Reverse Mortgages since 2005, and also did the largest Reverse Mortgage ever at the time (in 2014) for $720,000!!
With millions of Canadians approaching retirement and facing a savings shortfall, now’s the time to look into REVERSE MORTGAGE Options.
Mortgage Mark Herman, expert in Canadian Reverse Mortgages
The Numbers
3M
Canadian households retiring in the next 10 years
$1M
What most Canadians believe they need to retire
$272K
Average retirement savings for Canadians 65+
That’s a $728K gap—and reverse mortgages can help close it.
Right now 2 of the 3 big lenders have a special on.
- Available in AB, BC, ON, QC
- We’ll beat any posted rate for comparable reverse mortgages
HIGHLIGHTS of these lenders and their reverse mortgages:
- Tax-free cash for:
- Paying off an existing mortgage
- Debt consolidation
- Health care & renovations
- Living inheritance & gifts
- No monthly payments required
- No impact on federal retirement benefits
- 100% home ownership retained⁶
- Preserve investments & legacy while aging in place
Ready to start the conversation?
Reach out today to discover how reverse mortgages can grow your business—and help your clients thrive.
Reach me direct at 403- six81- 437six
I answer from 9-9 x 365.
Summary: RE/MAX Canada Fall 2025 Housing Market Outlook
“54% of Canadians believe this fall is a good time to strike a deal on a home.”
Here’s a summary of the RE/MAX Canada Fall 2025 Housing Market Outlook piece, released Sept 21st:
- Pricing Trends: Residential price trends varied regionally, rising across Atlantic Canada and the Prairies, while declining in major urban centres in Ontario and British Columbia.
- National average home prices are expected to decrease by about 6.5% this fall.
- 68% of Canadians say a five- to 10-per-cent drop in property prices would make a meaningful difference in their ability to enter the market.
- Sales Activity: Home sales declined year-over-year in 62% of markets analyzed between January 1 and July 31, 2025.
- Buyer Optimism:
- 38.2% of housing markets are sitting firmly in buyer’s territory this Fall.
- 7% of Canadians say they intend to buy their first home within the next 12 months.
- 28% of Canadians planning to buy their first home in the next 12 months say they have saved at least 20 per cent for their down payment.
- 64% of Canadians say they’d feel ready if interest rates fell by 0.5 to one per cent.
- Seller Market:
- 26.4% of housing markets are expected to favour sellers this Fall.
- 8% of Canadians say they plan to sell their home in the next year, and among them, confidence is strong.
- 63% of those planning to sell believe they’ll be able to secure their asking price.
- Homeowner Sentiments:
- 92% of Canadian homeowners see their homes as a solid long-term investment.
Click here to read the full report!
Now is the perfect time to buy a home in Alberta as it is a solid BUYERS MARKET!
Mortgage Mark Herman, best first time home buying mortgage broker in Calgary Alberta
Or call me for a chat at your convenience.
Mortgage Mark Herman
Canadian Mortgage with American Income, 2025
Yes, that headline is true!!
August 15, 2025
We finally have an “A lender” in the Canadian mortgage broker space that will allow a buyer’s USA/ American income to be used.
Quick summary of the details.
- 30% down
- 80% of USA salary to be used, income based on USA tax docs
- Almost any standard residential property in Canada
- “A lender,” at A rates, no lender fee, no broker fee, underwritten the same as all Canadian mortgages
- No funny business here. This is a normal mortgage, that you would want. The same as what expect from any of the Big-6 banks in Canada.
For more data or to ask about a deal, contact Mortgage Mark Herman, on his cell phone. He usually answers his own phone; from 9 am to 9 pm MST daily.
Data points below summarize key criteria and parameters for an “A-lender” in the Canadian mortgage broker channel that accepts US income.
Borrower Eligibility
- Citizenship: any (US, Canadian, or other)
- Canadian residency: no minimum length of stay required
- Tax history: two consecutive years of US tax filings (no CRA filings needed – its true!)
Income Documentation
- W-2 forms (equivalent to Canadian T4 slips)
- IRS Form 1040 (equivalent to Canadian T1 returns)
- US Tax Return Transcripts or Notices of Assessment (NOA – Notice of Assessment)
- All documents must cover the most recent two-year period
Income & Loan Parameters
- Income recognized: up to 80% of gross US salary
- Income types accepted: salary only (sorry, the bank can’t use fee-for-service, or self-employed/ BFS income)
- Maximum loan-to-value ratio (LTV): 70%, means 30% down payment
- Credit underwriting conforms to Canadian mortgage regulations
Property Types
- Primary residence
- 2nd home / Secondary or vacation home and even…
- Rental or investment property
Notes
- No requirement for employer size, industry, or Canadian work history
- Simplified process: bypass CRA income filings entirely
- Ideal for US-based clients relocating, investing, or holding dual residences
We used to run into a few of these deals ever year, and now we see one every month so we found a lender that can do this business for our realtor partners.
The buyers only need 30% down, and the bank will use 80% of their USA salary as the income.
Mark Herman, top Calgary Alberta and Vancouver Island mortgage broker
Canadian Residential Market Update
Fixed rates are slowly rising due to Trump’s inflationary policies and we see that continuing until tariffs are sorted out.In the mean time, now is a great time to buy as inventory is high and rates are only .4% above where they were before Covid.Mortgage Mark Herman, Top Calgary mortgage broker specializing in 1st time buyers.
Bank of Canada keeps interest rate policy unchanged for July 2025
The Bank of Canada announced today that it is keeping its benchmark interest rate at 2.75%.
This was widely expected and reflects the Bank’s expert interpretation of current macroeconomic data, including inflation.
Mark Herman, best Calgary mortgage broker for first time buyers.
The Bank’s observations are summarized with our outlook below.
Canadian Economic Performance and Employment
- In Canada, US tariffs are disrupting trade but overall, the economy is showing some resilience so far
- After robust growth in the first quarter of 2025 due to a pull-forward in exports to get ahead of tariffs, Canadian GDP likely declined by about 1.5% in the second quarter, a contraction mostly due to a sharp reversal in exports following the pull-forward, as well as lower US demand for Canadian goods due to tariffs
Growth in business and household spending is being restrained by uncertainty
Labour market conditions have weakened in sectors affected by trade, but employment has held up in other parts of the economy
The unemployment rate has moved up gradually since the beginning of the year to 6.9% in June and wage growth has continued to ease
A number of economic indicators suggest excess supply in the economy has increased since January
Canadian Inflation and Shelter Prices
- Inflation measured by the Consumer Price Index (CPI) was 1.9% in June, up slightly from the previous month.
- Excluding taxes, inflation rose to 2.5% in June, up from around 2% in the second half of last year, largely reflecting an increase in non-energy goods prices
High shelter price inflation remains the main contributor to overall inflation, but it continues to ease
Based on a range of indicators, underlying inflation is assessed to be around 2½%.
Global Economic Performance, Bond Yields and F/X
- While US tariffs have created volatility in global trade, the global economy has been reasonably resilient
In the United States, the pace of growth moderated in the first half of 2025, but the labour market has remained solid
US CPI inflation “ticked up” in June with some evidence that tariffs are starting to be passed on to consumer prices
The euro area economy grew modestly in the first half of the year
In China, the decline in exports to the United States has been largely offset by an increase in exports to the rest of the world
Global oil prices are close to their levels in April despite some volatility
Global equity markets have risen, and corporate credit spreads have narrowed
Longer-term government bond yields have moved up
Canada’s exchange rate has appreciated against a broadly weaker US dollar
No GDP Projections in July Monetary Policy Report
While some elements of US trade policy have started to become “more concrete” in recent weeks, the Bank notes that trade negotiations are fluid, threats of new sectoral tariffs continue, and US trade actions remain unpredictable.
Against this backdrop, the Bank’s July Monetary Policy Report does not present conventional base case projections for GDP growth and inflation in Canada and globally. Instead, the Report presents a current tariff scenario based on tariffs in place or agreed as of July 27, and two alternative scenarios—one with an escalation and another with a de-escalation of tariffs.
Modest Growth Outlook
The Bank notes that the current tariff scenario has global growth slowing modestly to around 2.5% by the end of 2025 before returning to “around 3%” over 2026 and 2027.
The Bank further postulates that in the current tariff scenario, after contracting in the second quarter, GDP growth picks up to about 1% in the second half of this year as exports stabilize and household spending increases gradually. In this scenario, economic slack persists in 2026 and diminishes as growth picks up to close to 2% in 2027. In the de-escalation scenario, economic growth rebounds faster, while in the escalation scenario, the economy contracts through the rest of this year.
In the current tariff scenario, the Bank would expect total inflation to stay close to 2% over the scenario horizon as the upward and downward pressures on inflation roughly offset. However, it notes there are risks around this inflation scenario. As the alternative scenarios illustrate, lower tariffs would reduce the direct upward pressure on inflation and higher tariffs would increase it. In addition, many businesses are reporting costs related to sourcing new suppliers and developing new markets. These costs could add upward pressure to consumer prices.
With still high uncertainty, the Canadian economy showing some resilience, and ongoing pressures on underlying inflation, the Bank’s Governing Council decided to hold the policy interest rate unchanged.
It offered that it will continue to assess the timing and strength of both the downward pressures on inflation from a weaker economy and the upward pressures on inflation from higher costs related to tariffs and the reconfiguration of trade. If a weakening economy puts further downward pressure on inflation and the upward price pressures from the trade disruptions are contained, the Bank offered that “there may be a need for a reduction in the policy interest rate.”
Final comments
Governing Council added that it is proceeding carefully, with particular attention to the risks and uncertainties facing the Canadian economy. These include: the extent to which higher US tariffs reduce demand for Canadian exports; how much this spills over into business investment, employment and household spending; how much and how quickly cost increases from tariffs and trade disruptions are passed on to consumer prices; and how inflation expectations evolve.
I added: “We are focused on ensuring that Canadians continue to have confidence in price stability through this period of global upheaval. We will support economic growth while ensuring inflation remains well controlled.”
Next scheduled BoC rate announcement
The Bank is scheduled to make its next scheduled policy interest rate decision of 2025 on September 17th.