Buying a home in BC? Know your numbers before you make an offer.
Buying in BC starts with three numbers: what you can borrow, what you'll actually pay each month, and how much cash you need on closing day. I'm Matt, a licensed BC mortgage broker. I work those out with you by phone or video, compare lenders, and tell you straight what to line up before you make an offer.
What to sort out before you make an offer
- Your price range. I look at your income, debts and down payment and show you a range that works for your monthly budget, not just the maximum a lender will approve.
- Your down payment and closing costs. Closing costs in BC include legal fees, title insurance, adjustments and, for most purchases, the property transfer tax. I walk you through which ones apply to you so there are no surprises.
- A mortgage pre-approval. A pre-approval helps you make an offer with confidence. It is not a guarantee of final approval, so I explain what the lender will still check once you have a property.
- The property itself. Lender rules differ for older homes, acreage, homes with a rental suite, strata units and rural properties. Better to know that before you fall in love with a listing.
First-time home buyers in BC
If this is your first purchase, there are federal and provincial programs and rules that may apply to you, such as the First Home Savings Account, the RRSP Home Buyers' Plan and BC's first-time buyer property transfer tax relief. Eligibility depends on your situation and the rules change, so I confirm what applies to you at the time you buy instead of promising anything here.
Why use a broker instead of going to one bank
A bank can only offer its own products. As a broker I compare options from different lenders and show you the tradeoffs in plain language: payments, penalties and flexibility.
BRX Mortgage Inc. is paid by the lender if a loan funds, and the amount is disclosed to you in writing before you decide.
How buying works with me
- A short call: tell me what you're buying and what matters most to you.
- I compare lenders, show you the numbers and get your pre-approval in place.
- When you have an accepted offer, I handle the application and paperwork through to closing.
Buying in your city
Prices, property types and lender rules differ across BC. See the local market numbers and what to watch for on the city pages: mortgage broker in Prince George, mortgage broker in Victoria, mortgage broker in Nanaimo, mortgage broker in Duncan and Cowichan Valley, mortgage broker in Kelowna and mortgage broker in Kamloops.
Questions people ask
Tell me what you're working on and I'll show you which options are worth comparing.
Book a callHow much down payment do I need in BC?
The minimum depends on the purchase price and whether you'll live in the home. I'll give you the exact figure for your situation on the first call.
Do I need a pre-approval before I look at homes?
It's not required, but it's the quickest way to know your real price range before you start making offers.
Can I buy if I'm self-employed or have a recent job change?
Often yes, but lender rules vary. Tell me your situation and I'll tell you straight whether the file works now or needs more time. See also self-employed mortgages.
Do you work with acreage or rural properties?
Yes. I'm licensed across British Columbia, and I'll check which lenders accept your property type before you make an offer.
Tell me what you're working on.
Send a few details and I'll follow up. Would you rather talk now? Pick a time that suits you.