Mortgage broker in Oakville

Oakville doesn't charge a municipal land transfer tax, so you pay only the Ontario one. Because Oakville prices are high, though, the provincial tax alone is substantial. On a $1.6 million home it runs into the tens of thousands.

First-time buyers can get up to $4,000 back. It's paid in cash on closing, separate from your down payment, so we build it into your budget before you shop. Our calculator gives you the number, and your lawyer confirms it.

Checked October 18, 2026. https://www.ontario.ca/document/land-transfer-tax/land-transfer-tax-refunds-first-time-homebuyers https://www.ontario.ca/document/land-transfer-tax/calculating-land-transfer-tax

At $1.5 million or more, the minimum is 20%, because insured mortgages stop at that price. Illustrative example. A $1.8 million Glen Abbey home needs at least $360,000 down.

Below the cap, the rules are much friendlier. A $1,450,000 home needs about $120,000 with insurance, or 20% if you'd rather skip the premium. Business owners or buyers with complex income may be asked for more.

We'll show you both paths so you can choose the one that keeps your cash where you want it.

Checked October 18, 2026. https://www.canada.ca/en/financial-consumer-agency/services/mortgages/down-payment.html https://www.canada.ca/en/department-finance/news/2024/09/the-boldest-mortgage-reforms-in-decades.html

With a standard refinance, the total mortgage can go up to 80% of your home's appraised value. A home equity line of credit can be up to 65% on its own, or part of an 80% combined setup. On a $1.8 million Oakville home with $600,000 owing, that's a lot of room, but the payment still has to fit your income at the stress-test rate.

Owners use it for renovations, consolidating debt or helping a child with a down payment. We compare a refinance, a HELOC and keeping your current mortgage, including any penalty.

Checked October 18, 2026. https://www.canada.ca/en/financial-consumer-agency/services/mortgages/borrow-home-equity.html https://www.canada.ca/en/financial-consumer-agency/services/mortgages/home-equity-line-credit.html https://www.osfi-bsif.gc.ca/en/supervision/financial-institutions/banks/minimum-qualifying-rate-uninsured-mortgages

Usually, yes. Oakville's zoning allows either two additional units inside the house, or one inside plus one in a detached building like a coach house, subject to the lot and permits. If you live in the home and the value after the work is under $2 million, CMHC's secondary-suite refinance can lend up to 90% of that value for the build, paid out in stages.

Many Oakville homes sit above that value, so we may use a conventional refinance or HELOC instead. Either way, the future rent can help with qualifying.

Checked October 18, 2026. https://www.oakville.ca/getmedia/ae93a884-590a-46bc-8a05-070522d8357f/zoning-by-law-2014-014-part-04-general-provisions.pdf https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/mortgage-loan-insurance-homeownership-programs/refinance

Yes. Lenders usually add half of your monthly condo fee to your housing costs when they work out what you qualify for. Some newer Oakville buildings with lots of amenities carry higher fees, and on a tight file that can cut your budget noticeably.

We also read the status certificate for the reserve fund and any special assessments. If you're comparing two condos, send us both fees and we'll show you how each one changes your approval and your monthly cost.

Checked October 18, 2026. This answer describes how a file is read. It is not an approval.

Often, yes. If your mortgage is uninsured and you move it to another federally regulated lender at renewal without borrowing more or stretching the amortization, the lender doesn't have to apply the stress test. On a large Oakville balance, even a small rate difference is real money each year.

The new lender still checks your income, credit and the property, and there may be discharge or legal costs, which some lenders cover. Start about four months before maturity and we'll compare offers side by side.

Checked October 18, 2026. https://www.osfi-bsif.gc.ca/en/supervision/financial-institutions/banks/minimum-qualifying-rate-uninsured-mortgages https://www.canada.ca/en/financial-consumer-agency/services/mortgages/renew-mortgage.html

No. Oakville pays Ontario land transfer tax. Toronto's municipal tax applies inside the City of Toronto. A higher Oakville price makes the Ontario line larger, and it is separate from the down payment. Confirm the figure with your lawyer.

A Bronte condo needs the status certificate and the maintenance fee before a condition is waived. A detached house in Glen Abbey, River Oaks, Joshua Creek, or West Oak Trails does not. An older house in Old Oakville sometimes adds a renovation the lender wants described.

Downtown Oakville, Old Oakville, Bronte, Glen Abbey, River Oaks, Joshua Creek, and West Oak Trails. They share the Oakville service pages.