Local Mortgage Broker · Ontario
Ontario mortgage broker
Now licensed in Ontario — License #M26001833 (FSRA). Toronto, Ottawa, Mississauga, Hamilton, London, Kitchener-Waterloo, and everywhere else in the province. Same broker, same 50+ lender bench, same complex-file appetite — delivered virtually from our Bedford, Nova Scotia office. Free service. Same-day pre-approvals. Speaks English, Hindi, Punjabi.
Ontario files served remotely from 1746 Bedford Hwy Unit 102, Bedford, NS
★★★★★ 320+ five-star reviews · Ontario License #M26001833 (FSRA) · NS Broker #3000996 · NB License #260008857 · AB RECA #LIC-00668583 · BC Broker #MB612306 (BCFSA) · 50+ lenders · Free service
Ontario programs that actually matter in 2026
Ontario Land Transfer Tax. Every Ontario purchase pays provincial LTT on a sliding scale — 0.5% on the first $55,000, rising through 1%, 1.5%, and 2%, with a 2.5% top band on the portion above $2,000,000 for one- and two-family residences. On a $900,000 purchase that's roughly $14,475 before any rebate. It's payable in cash on closing day, not financeable into the mortgage, so it belongs in your cash-to-close plan from day one.
Toronto Municipal Land Transfer Tax. Buy inside the City of Toronto and you pay a second, near-identical municipal tax on top of the provincial one — effectively doubling closing tax. That same $900,000 purchase carries about $13,760 municipal on top of the $14,475 provincial. This single line item is why so many GTA first-time buyers end up shopping Mississauga, Hamilton, or the 905 instead.
Ontario first-time home buyer LTT rebate. Up to $4,000 back on the provincial Land Transfer Tax — enough to wipe out the tax entirely on purchases up to roughly $368,000 and to reduce it above that. In Toronto you can claim up to an additional $4,475 against the municipal tax, for a combined maximum of $8,475. You must be 18 or older, a Canadian citizen or permanent resident, never have owned a home anywhere in the world, and occupy the home within nine months of closing. If your spouse has owned a home during your relationship, the rebate can be reduced — we check that before you write, not after.
Federal stress test and qualifying rate. Same across the country: you qualify at the higher of your contract rate plus 2% or 5.25%. Ontario's price levels just make it bite harder, particularly in Toronto and the western GTA where every $50,000 of price meaningfully shifts the qualifying math. We run the stress test on every file before pre-approval so the number you're given is the number that closes.
FHSA + RRSP Home Buyers' Plan stacking. The practical 2026 down-payment stack for Ontario first-time buyers is the FHSA ($8,000/year to a $40,000 lifetime cap, deductible going in and tax-free coming out), the RRSP HBP ($60,000 per person), and the LTT rebate above. A couple who has been contributing to both can realistically build a six-figure down payment — we map contribution room, withdrawal timing, and the 90-day RRSP rule so nothing gets disqualified at the last minute.
Ontario cities we serve
Toronto
Canada's largest market — condo-heavy core, complex income files, double land transfer tax.
Ottawa
Capital market — federal employment, steady demand, no municipal land transfer tax.
Mississauga
GTA's biggest suburb — newcomer families, condo towers, and multi-generational buys.
Hamilton
GTA-adjacent value market — duplex investors, first-time buyers, and older housing stock.
London
Southwestern Ontario's main centre — affordable detached, students, and healthcare buyers.
Kitchener
Waterloo Region tech hub — young buyers, ION-corridor condos, and steady family demand.
Run the numbers
Mortgage payment calculator
Run the Ontario numbers — stress test, CMHC, amortization.
OpenHome buying cost calculator
Ontario LTT, Toronto municipal LTT, legal fees, title insurance.
OpenRent vs buy
Toronto and Ottawa rent vs ownership math, side by side.
OpenPrepayment calculator
How much sooner extra payments knock off the Ontario mortgage.
OpenWhy Ontario homeowners work with Rahul
- Licensed in ON, NS, NB, AB & BC — same broker for cross-province purchases, refinances, and renewals.
- 50+ lenders shopped on every file — banks, Ontario credit unions, monolines, B and private.
- Same-day pre-approvals with 90–120 day rate holds so you can house-hunt with confidence.
- Evenings, Saturdays, and WhatsApp answered — we work around your schedule, not bank hours.
- Service in Persian, Hindi, Punjabi, Gujarati, Vietnamese, Indonesian, Arabic, and English.
FAQ
Are you actually licensed in Ontario?
Yes. Rahul holds an Ontario mortgage broker/agent licence with FSRA (the Financial Services Regulatory Authority of Ontario) — License #M26001833. He is also licensed in Nova Scotia (#3000996), New Brunswick (#260008857), Alberta (RECA #LIC-00668583), and British Columbia (BC Broker #MB612306, BCFSA). Ontario files are handled remotely from our Bedford, NS office.
How does Ontario Land Transfer Tax work — and what's different in Toronto?
Every Ontario purchase pays provincial Land Transfer Tax on a sliding scale (0.5% on the first $55,000 up to 2.5% on the portion above $2,000,000). If the property is in the City of Toronto, you also pay a Municipal Land Transfer Tax on a near-identical scale — effectively doubling the closing tax. A $900,000 Toronto purchase carries roughly $14,475 provincial plus about $13,760 municipal before rebates. Everywhere else in Ontario, only the provincial tax applies.
What is the Ontario first-time home buyer land transfer tax rebate?
First-time buyers can claim up to $4,000 back on the provincial Land Transfer Tax, which fully eliminates the tax on purchases up to about $368,000 and reduces it above that. In the City of Toronto you can also claim up to an additional $4,475 against the municipal tax — up to $8,475 combined. You must be 18 or older, a Canadian citizen or permanent resident, never have owned a home anywhere in the world, and occupy the home within nine months.
Does the federal stress test apply in Ontario?
Yes — identical to the rest of Canada. You qualify at the higher of your contract rate plus 2% or 5.25%. Ontario's higher purchase prices, especially across the GTA, simply make the stress-test math bite harder. We run it on every file before pre-approval so the maximum you're given is the number that actually closes.
Can I stack the FHSA and the RRSP Home Buyers' Plan in Ontario?
Yes, and most of our Ontario first-time buyers do. The FHSA allows $8,000 per year to a $40,000 lifetime maximum, tax-deductible going in and tax-free coming out for a qualifying home. The RRSP HBP allows a $60,000 withdrawal per person. A couple can realistically assemble a six-figure down payment across both, then layer the provincial (and Toronto municipal) LTT rebate on closing day. We map the whole stack on one call.
Which Ontario cities do you serve?
All of Ontario — Toronto, Ottawa, Mississauga, Hamilton, London, Kitchener-Waterloo, Brampton, Barrie, Windsor, Kingston, Sudbury, Thunder Bay, and everything in between. Files close fully online, so postal code is rarely a constraint.
What lenders do you work with in Ontario?
All of the Ontario-active lenders — the big six banks, Ontario credit unions (Meridian, Alterna, DUCA, FirstOntario), monolines (MCAP, First National, RFA, Strive, CMLS), B-lenders for self-employed and bruised-credit files, and a private bench for short-term or unusual situations.
Ready to talk to an Ontario mortgage broker?
Free 15-minute call. We'll run the Ontario land transfer tax math (including Toronto's municipal layer), map your FHSA + HBP stack, and tell you the real maximum your file qualifies for.