Ontario Mortgage Decision Centre
Choose the concern closest to yours. The useful answer may depend on the documents, property, timing and lender policy—not simply whether one lender said yes or no.
Find the answer from your problem
Separate the real lender concern from assumptions.
Income · credit · debt ratios · property · down paymentShow me where to start →02Show how the business earns before choosing a lender route.
A lending · bank statements · financials · T1 approachShow me where to start →03Understand the bureau, timing and cause—not only the score.
Equifax · TransUnion · utilization · collections · recoveryShow me where to start →04Compare the complete decision before signing early.
Rate · payment · penalty · switching cost · flexibilityShow me where to start →05Match the purpose, cost and exit plan to the right structure.
Debt consolidation · renovations · investment · CRA debtShow me where to start →06Test the rental calculation and portfolio effect by lender route.
Subject rent · existing rentals · cash flow · reservesShow me where to start →07Work backward from the deadline and available equity.
Appraisal · funds to close · job change · urgent alternativesShow me where to start →How the answer is built
Buying, selling or investing?
Property type, legal use, insurance, appraisal, taxes, condo information and closing dates can change the mortgage answer. Connect both sides before the transaction becomes difficult to reverse.
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Tell Rajiv what you are trying to accomplish and what the lender has already said. He can help identify the questions and responsible options worth exploring next.
Published mortgage guidance
Use the guided situations above or search every published answer, concept and strategy.
Rule
It depends on when your spouse owned the home and whether you occupied it together while married or common-law. Being off title does not automatically preserve the refund.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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Not always. Ontario’s first-time-homebuyer land-transfer-tax refund is capped at $4,000. It can eliminate provincial land transfer tax on a lower-priced home, but a buyer owes any amount above the refund.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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Ontario land transfer tax is calculated using graduated rates on the value of consideration. Your lawyer normally collects it at closing, and it is generally cash required in addition to the down payment.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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Yes, potentially. CRA generally describes a substantial renovation as removing or replacing 90% or more of the interior that existed immediately before renovation, subject to detailed measurement and exclusion rules.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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A typical used owner-occupied home sold by an individual is usually exempt from GST/HST, but the result can change for builders, business transactions, substantial renovations, short-term rentals or mixed-use property.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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No. Ontario NRST exemptions and rebates have specific purchaser, spouse, immigration, occupancy, registration, documentation and deadline conditions. Expecting future status does not by itself remove tax at closing.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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Yes. Toronto’s 10% Municipal Non-Resident Speculation Tax can apply in addition to Toronto MLTT and Ontario’s 25% NRST when the purchaser and property fall within the respective rules.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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Toronto introduced higher graduated MLTT rates effective April 1, 2026 on portions above $3 million for residential property containing one or two single-family residences.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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Toronto’s eligible first-time-purchase rebate is up to $4,475 for qualifying new or resale residential property. It is separate from Ontario’s maximum $4,000 refund.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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The ordinary HBP framework has a shorter grace period. A five-year grace period already applies to first withdrawals made from 2022–2025; extending it to first withdrawals made from 2026–2028 was proposed on April 28, 2026 and should not be treated as effective until enacted and confirmed by CRA.
Reviewed by Rajiv Verma, Mortgage Broker · Sep 7, 2026
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