Thanks to everyone who voted for me in the <a href="https://bestofkingstonarea.com/listings/mortgage-broker/?cat=1972&amp;listings_badges=all&amp;listings_campaign=T2zVht" rel="noopener" class="editor_link">Best of Kingston and Area Mortgage Broker category</a>. I'm happy to announce that I received the Silver Award for 2026! You can view all the area winners on the <a href="https://bestofkingstonarea.com/" rel="noopener" class="editor_link">My Broadcasting Corporation website</a>.

Thanks to everyone who voted for me in the  You can view all the area winners on the  . . I'm happy to announce that I received the Silver Award for …

Silver Winner - 2026 Best of Kingston and Area

Buying a home is one of life’s biggest milestones — and one of the largest financial decisions you’ll ever make. It’s exciting, but it can also feel overwhelming if you’re trying to navigate the mortgage process alone.The good news? You don’t have to.My role is to guide you through every step so you always know what’s happening, what comes next, and what your choices are. Here is a simple breakdown of the mortgage journey from application to moving into your new home.<h3 class="editor_h3" dir="ltr">Step 1 – Your Application</h3>This is where everything begins.We’ll review:<ul><li value="1" class="editor_listItem" dir="ltr">income and employment</li><li value="2" class="editor_listItem" dir="ltr">debts and credit</li><li value="3" class="editor_listItem" dir="ltr">down payment</li><li value="4" class="editor_listItem" dir="ltr">property goals</li></ul>You can complete the <a href="https://apply.mortgageboss.ca/MAC/RichelleMorgan" rel="noopener" class="editor_link">application online</a>, and then I’ll review it personally. My goal isn’t just approval — it’s making sure the mortgage fits your life and long-term plans.<h3 class="editor_h3" dir="ltr">Step 2 – Collecting Your Documents</h3>Once your application is submitted, I’ll request supporting documents such as:<ul><li value="1" class="editor_listItem" dir="ltr">ID</li><li value="2" class="editor_listItem" dir="ltr">income verification</li><li value="3" class="editor_listItem" dir="ltr">bank statements for down payment proof</li></ul>I’ll tell you exactly what is needed and why, and I’m here to help if anything is confusing.<h3 class="editor_h3" dir="ltr">Step 3 – Pre-Approval &amp; Rate Hold</h3>A pre-approval gives you confidence when you shop for a home.You’ll know:<ul><li value="1" class="editor_listItem" dir="ltr">your approved purchase price</li><li value="2" class="editor_listItem" dir="ltr">estimated monthly payments</li><li value="3" class="editor_listItem" dir="ltr">maximum mortgage amount</li><li value="4" class="editor_listItem" dir="ltr">rate options</li></ul>This step is empowering — it turns “dreaming” into “planning.”<h3 class="editor_h3" dir="ltr">Step 4 – Live Offer &amp; Lender Submission</h3>Once you find the right home, we move fast.I’ll submit your file to a lender that fits your situation, goals, and comfort level. I advocate for you, communicate on your behalf, and keep you informed the entire time.<h3 class="editor_h3" dir="ltr">Step 5 – Conditional Approval</h3>The lender may request:<ul><li value="1" class="editor_listItem" dir="ltr">more documents</li><li value="2" class="editor_listItem" dir="ltr">appraisal</li><li value="3" class="editor_listItem" dir="ltr">property details</li></ul>Think of me as your project manager — I make sure nothing is missed and everything stays on track.<h3 class="editor_h3" dir="ltr">Step 6 – Closing Day</h3>This is the fun part 🎉Your lawyer finalizes paperwork, your lender advances the funds, and you get the keys to your new home.I’ll also check in after closing because my relationship with clients doesn’t end at possession day — it begins there.<h3 class="editor_h3" dir="ltr">Final Thought</h3>You deserve clarity, comfort, and support throughout your mortgage experience.If you’re thinking about buying a home — whether soon or “someday” — reach out. We can start with a conversation, no pressure and no sales pitch.I’m here when you’re ready.

Buying a home is one of life’s biggest milestones — and one of the largest financial decisions you’ll ever make. It’s exciting, but it can also feel …

Your Complete Guide to the Home Purchase Mortgage Process

The Bank of Canada&nbsp;lowered its key interest rate by 0.25&nbsp;percent&nbsp;this morning, aiming to give Canadians a bit more breathing room as the economy adjusts. The Canadian economy continues to feel the impact of U.S. tariffs, which have slowed exports and added costs for many businesses. While consumer spending and housing activity have remained steady, job losses in trade-sensitive sectors and reduced business investment are weighing on overall growth. Despite these challenges, inflation appears to be easing, giving the Bank more flexibility to act. Governor Tiff Macklem described this as a period of structural adjustment, with the current rate expected to support growth while keeping inflation near the Bank’s 2 percent target. While another rate cut is not off the table, the Bank signaled that it may pause here if the economy stays on track. If you have a variable-rate mortgage, a home equity line of credit, or a renewal coming up, this rate cut may provide an opportunity to reassess your mortgage and find ways to save or gain flexibility. Every homeowner’s situation is different. That’s where a mortgage professional can help. Whether you want to lower your payments, access equity, or prepare for your renewal, I’m here to help you understand your options and move forward with confidence. Feel free to reach out any time to discuss your options. The next Bank of Canada announcement is scheduled for&nbsp;December 10, 2025. P.S.: Fixed rates are not directly impacted by this announcement and did not go down 0.25% today. Please reach out for quotes on fixed rates that meet your mortgage needs.

The Bank of Canada  lowered its key interest rate by 0.25   percent  this morning, aiming to give Canadians a bit more breathing room as the economy …

Bank of Canada rate update - October 2025

This morning, the Bank of Canada announced a 0.25% rate cut, bringing its key overnight rate down to&nbsp;2.5%.&nbsp;This marks the first rate cut since March and comes in response to a slowing Canadian economy and easing inflation pressures. Canada’s overall economic activity slowed down in the second quarter. The economy shrank by about 1.5%, with exports falling sharply and business investment weakening. Job losses have been concentrated in sectors impacted by U.S. tariffs, and the unemployment rate has climbed to 7.1%. These signs point to reduced momentum across the economy. At the same time, inflation has been holding steady at 1.9%, and some price pressures are expected to ease further with the removal of many Canadian tariffs on U.S. goods. The Bank noted that the upward momentum in inflation seen earlier this year has started to fade. With the economy cooling and inflation stabilizing, the Bank made this move to support growth while continuing to monitor risks carefully. If you have a&nbsp;variable-rate mortgage,&nbsp;home equity line of credit, or a&nbsp;renewal coming up, it’s a good time to review your plan and consider what today’s announcement could mean for you.Let’s connect to talk about your goals and make sure your mortgage still fits your needs. The next Bank of Canada announcement is scheduled for&nbsp;October 29, 2025.

This morning, the Bank of Canada announced a 0.25% rate cut, bringing its key overnight rate down to  2.5% . This marks the first rate cut since Marc…

Bank of Canada rate announcement - September 2025

This morning, the Bank of Canada announced it will hold its overnight rate at&nbsp;2.75%&nbsp;for the third consecutive time. Inflation remains a key concern, with core inflation still above the Bank’s 2% target. High shelter costs continue to be the main driver of overall inflation, while trade disruptions and new tariffs are adding pressure as businesses adjust supply chains and pass along rising costs to consumers. At the same time, early signs of an economic slowdown are emerging. After strong growth in the first quarter, Canada’s economy likely contracted in Q2, with weakened exports and lower household spending. The job market is also softening, especially in sectors affected by U.S. trade actions. Governor Tiff Macklem highlighted the challenge of balancing these competing forces: slowing economic growth on one side and persistent inflationary pressures on the other. While rates remain unchanged for now, the Bank has signaled that future cuts are possible if inflation continues to ease and global uncertainties stabilize. With so much in flux, now is a smart time to revisit your mortgage strategy. Whether you're considering refinancing, preparing for renewal, or simply exploring your options, I’m here to help you stay ahead and make informed decisions that align with your goals. The next Bank of Canada announcement is scheduled for&nbsp;September 17, 2025. I’ll be sure to keep you updated.

This morning, the Bank of Canada announced it will hold its overnight rate at 2.75% for the third consecutive time. Inflation remains a key concern, …

Bank of Canada rate update - July 2025

I'm proud to have been feaured alongside other wonderful Mom-owned, Canadian businesses in a blog by <a href="https://https://thisismomsatwork.com/" rel="noopener" class="editor_link">Moms at Work</a>. "At Moms at Work, everything comes back to our mission to fix work - not women. We know that real change happens through everyday small acts, like choosing where to spend our money and who we support. That’s why we’re proud to highlight incredible service-based businesses from the Moms at Work Collective community. These businesses, run by talented professionals, are here to empower and support you—whether it’s navigating the housing market with a mortgage agent, boosting productivity with an executive function coach, finding balance with a life and menopause coach, prioritizing mental health with a psychology practice, or managing family challenges with a parenting and sleep coach. By choosing to support these businesses, you’re not only investing in yourself but also helping to create a more equitable and supportive world." Read more about the <a href="https://https://thisismomsatwork.com/level-up-with-these-moms-at-work-recommendations/" rel="noopener" class="editor_link">other businesses I recommend on the Moms at Work website</a>.

I'm proud to have been feaured alongside other wonderful Mom-owned, Canadian businesses in a blog by  "At Moms at Work, everything comes back to our …

Level up with these moms at work business recommendations

There have been changes to Canada’s mortgage rules that could open up great opportunities for you. Whether you’re a first-time buyer, considering refinancing, or approaching your mortgage renewal, these changes may positively impact your mortgage options. A summary of recent mortgage industry changes:As of November 21, 2024:• No stress test qualifying for mortgage switches (both insured and uninsured) As of December 15, 2024:• 30-year amortizations available for first-time homebuyers• 30-year amortizations available for anyone buying a new build home• Insured mortgages (less than 20% down) can be up to $1.5 million Starting January 15, 2025:• Refinances allowed up to 90% of your value if adding a secondary suite While more details are to come, these rule changes are set to provide greater flexibility and new possibilities for Canadian homeowners. I’d love to help you understand how these updates could potentially benefit your situation.

There have been changes to Canada’s mortgage rules that could open up great opportunities for you. Whether you’re a first-time buyer, considering ref…

Recent mortgage industry changes – December 2024

I had to put my home on the market during the first COVID-19 lockdown – almost exactly 4 years ago on April 5, 2020. I had purchased a new construction home in 2019 that was going to be ready in June 2020. Despite lockdowns, social distancing, school closures, only essential businesses being open, masking and a cleaning product shortage. Despite the unknown real estate market, economic freeze and mass layoffs. I&nbsp;had no choice. I needed the equity from my current home as my down payment for my new one. I tried to wait out the “three weeks to flatten the curve”. I tried to wait to see what the market would be like on the other side of lockdowns but I was running out of time. Showings were few. I had to sanitize the house before and after each showing. I had to leave all the lights on and closet doors open. Potential buyers were told to touch the least amount of surfaces, use hand sanitizer and wear a mask. My family and I went on long walks or car rides with drive-thru food during showings because there was nothing else to do safely. This added to the stress knowing we were letting others into our home during a time when we were told to keep our distance. We took the only offer after a couple weeks of stress. It was $10,000 under asking. The closing date had to get pushed back 3 weeks because one buyer couldn’t get financing until her job re-opened. I had to arrange last-minute bridge financing to cover the gap in closing dates. I signed all the paperwork over Facetime with the lawyer. Virtual or e-signing wasn’t a thing yet. Due to the changes in dates and financing, our closing was almost delayed. I am so thankful to my lawyer and her team, for working quickly to ensure everything came in just under the wire. The keys to my new home had to be delivered to my house because we closed at 4:55 on a Friday. I don’t recommend selling a house during the initial stages of a global pandemic. Despite the extreme uncertainty of the real estate market and the economy, my realtor,&nbsp;<a href="https://www.facebook.com/tracietattrie?__cft__[0]=AZXd9gEyTRMQWsL2b5FqnIT1WRXKctaPe1lPxc196MNHsFrIi-zMu6H3GOf3NWsEKhNN8eNGj-mmmF01orOdClVA1sE-8lDQ2xmTTqOPput6P3cL4mQpMxyZTwjUezB0gFSPJthYcjGSy9Yc9QFWDpJK65cXyX4bp_Lwant-y9BM8g&amp;__tn__=-]K-R" target="_blank" rel="noreferrer noopener" class="editor_link">Tracie Tattrie, Royal LePage ProAlliance</a>, my lawyer, Carolyn Knight, and my (now former) mortgage agent, Cris Vilela, worked so hard to help my family. I learned so much from that experience that I now carry with me into my mortgage business today. P.S. the image used above is my actual home once it sold!

I had to put my home on the market during the first COVID-19 lockdown – almost exactly 4 years ago on April 5, 2020. I had purchased a new constructi…

My home selling journey during COVID-19

Legal changes and societal attitudes have shaped women’s property ownership rights over time. The history of women’s property ownership rights in Canada is a story of evolving legal frameworks and changing societal attitudes. Throughout the 19th century, women’s ability to own property was often tied to their marital status, with married women having limited rights to own property separately from their husbands. However, significant changes began to occur with the enactment of legislation such as the Married Women’s Property Act of 1884 in Ontario. The Married Women’s Property Act of 1884 was a landmark piece of legislation that allowed married women in Ontario to own property in their own right, separate from their husbands. Similar legislation was subsequently enacted in other provinces, although the timing varied. These legal reforms marked a significant step forward in granting women greater property ownership rights and autonomy. Even before these legal changes, there were instances of women owning property in Canada. For example, widows were often able to inherit property from their husbands. Additionally, in some Indigenous cultures in Canada, women had significant rights to land and property, reflecting the diversity of historical practices regarding women’s property rights. The late 19th and early 20th centuries saw further legal reforms that expanded property ownership rights for women. By the early 20th century, most provinces in Canada had enacted legislation that allowed unmarried women to own property in their own right. These legal changes were part of broader efforts to improve women’s rights and address gender inequalities in property ownership. 19th Century: Women’s property rights tied to marital status.<ul><li value="1" class="editor_listItem" dir="ltr">Married Women’s Property Act of 1884 in Ontario allowed married women to own property separately.</li><li value="2" class="editor_listItem" dir="ltr">Similar laws enacted in other provinces, varying in timing.</li></ul> Pre-Legal Changes: Instances of women owning property.<ul><li value="1" class="editor_listItem" dir="ltr">Widows could inherit property.</li><li value="2" class="editor_listItem" dir="ltr">Some Indigenous cultures gave women significant rights to land and property.</li></ul> Late 19th &amp; Early 20th Centuries: Legal reforms expanded property ownership rights for women.<ul><li value="1" class="editor_listItem" dir="ltr">Married Women’s Property Acts granted women greater property ownership rights.</li><li value="2" class="editor_listItem" dir="ltr">Ontario led with the Married Women’s Property Act in 1884.</li><li value="3" class="editor_listItem" dir="ltr">Other provinces followed suit, advancing women’s property rights.</li></ul> Today: Women in Canada have the same legal rights as men to own property.<ul><li value="1" class="editor_listItem" dir="ltr">Challenges like the gender pay gap and housing market discrimination persist.</li><li value="2" class="editor_listItem" dir="ltr">Women increasingly gain access to and control over property.</li></ul> Notable Milestones:<ul><li value="1" class="editor_listItem" dir="ltr">1884: Married Women’s Property Act in Ontario grants women property rights without permission from their fathers or husbands</li><li value="2" class="editor_listItem" dir="ltr">1964: Women can open a bank account without husband’s signature.</li><li value="3" class="editor_listItem" dir="ltr">1970s: Matrimonial Property Acts ensure equal division of property on marriage dissolution.</li><li value="4" class="editor_listItem" dir="ltr">2016: 27% of all Canadian homeowners were single females.</li><li value="5" class="editor_listItem" dir="ltr">2019:&nbsp;<a href="https://www.cmhc-schl.gc.ca/en/professionals/housing-markets-data-and-research/housing-research/surveys/mortgage-consumer-surveys/survey-results-2019" class="editor_link">61% of first-time and repeat home buyers in Canada were female</a>&nbsp;per Canadian Mortgage and Housing Corporation (CMHC) Mortgage Consumer survey</li></ul> Today, women in Canada have the same legal rights as men to own property. However, challenges such as the gender pay gap and housing market discrimination persist, making it more difficult for women to afford homes, especially in expensive housing markets. Despite these challenges, the history of home ownership for women in Canada reflects broader societal changes in gender roles and rights, with women increasingly gaining access to and control over property over time.

Legal changes and societal attitudes have shaped women’s property ownership rights over time. The history of women’s property ownership rights in Can…

Evolution of Women’s Home Ownership in Canada

Canadians 55+ have needs that are not being met by standard real estate arrangements, but they are looking to buy and sell just as much – if not more – than their younger counterparts. HomeEquity Bank has a purpose-built solution that will provide additional options for your 55+ clients who are looking to purchase a new home – a reverse mortgage. This type of financing&nbsp;can give someone on a fixed income some additional money for extra expenses or home repairs. It&nbsp;can help your clients&nbsp;live out their retirement travel dreams. It can allow them&nbsp;to celebrate and enjoy their&nbsp;children’s inheritance with them now. Whether it be moving closer to their grandkids, buying a vacation home, or moving to a house that fits their current needs, a reverse mortgage can offer some often-overlooked solutions for your client’s needs.<ul><li value="1" class="editor_listItem" dir="ltr">Downsizing:&nbsp;While downsizing can free up equity in a home to pay off debt and provide income, clients worry that moving costs will be much higher than expected.&nbsp;A reverse mortgage gives clients the cash to get into a better home, cover moving expenses, eliminate debt, and increase cash flow.</li><li value="2" class="editor_listItem" dir="ltr">Upgrading:&nbsp;A client wants to move into a home or neighbourhood that doesn’t fit into their fixed income budget.&nbsp;&nbsp;We can use the proceeds from the sale of their home as a down payment on a new home. Then apply a reverse mortgage on the new home to complete the purchase and let them live without mortgage payments.</li><li value="3" class="editor_listItem" dir="ltr">Renovations:&nbsp;If you have a client who is ready to sell, but their home could use some renovations before hitting the market to get the best price. A&nbsp;reverse mortgage would use equity to make those repairs and would be paid off once the home sells. There is even the option of having no payments in the meantime.</li><li value="4" class="editor_listItem" dir="ltr">Buying a vacation property:&nbsp;A client wants to spend part of the year in a more hospitable climate or buy a cottage for the family to spend summers at, but they aren’t sure they can afford it.&nbsp;While keeping ownership of their current&nbsp;property, a reverse mortgage can give a client the funds and freedom to purchase a second property.&nbsp;</li><li value="5" class="editor_listItem" dir="ltr">Help a family member buy a home:&nbsp;A client wants to help their children or grandchildren purchase their first home. Unfortunately, they don’t have the cash or income to contribute. A reverse mortgage can unlock equity from the client’s home so their children or grandchildren can&nbsp;break into the real estate market. This is a great way for families to enjoy their intended inheritance together.</li><li value="6" class="editor_listItem" dir="ltr">Grey divorce:&nbsp;In the unfortunate event of a divorce or separation, the home often needs to be sold, leaving both parties in need of a new place to live. You&nbsp;can help your clients sell their current home, and then help each party purchase a new home by using a reverse mortgage to pay off the outstanding balance of the purchase.</li></ul> A reverse mortgage isn’t a one-size-fits-all product but&nbsp;can be life-changing when used in the right circumstances. Let’s talk about how we can work together to help your 55+ clients with their housing goals. A special thanks to&nbsp;<a href="https://www.chip.ca/" target="_blank" rel="noreferrer noopener" class="editor_link">HomeEquity Bank</a>&nbsp;who provided the content that was adapted for this blog. HomeEquity Bank, a Schedule 1 Canadian Bank, is the leading provider of reverse mortgages to Canadian homeowners aged 55 and over as well as the main underwriter of reverse mortgages in Canada for the past 30 years. This is not an ad nor was I compensated for this blog. I just wanted to share an alternative financial solution with real estate agents that might help their clients.

Canadians 55+ have needs that are not being met by standard real estate arrangements, but they are looking to buy and sell just as much – if not more…

Discover the largest untapped market in real estate: Canadi…

The annual Kingston Mortgage Solutions holiday party was held December 1, 2023. It was great to celebrate together with my fellow agents and lender partners after an interesting year in the mortgage industry. I won the “Most Improved Agent” award for 2023. Thanks to David, Janet, and the Kingston Mortgage Solutions team because I would not still be in this business if not for them. A very special thank you to Corwin Sabourin who was my official mentor for my first year and remains there for me when I have questions or need advice. Thanks to my friends, family and clients who supported me in 2023. And thanks to my husband Matt, who was working nights and couldn’t come, for supporting and encouraging me from the moment I said “I think I want to be a mortgage agent” one night in the fall of 2021.

The annual Kingston Mortgage Solutions holiday party was held December 1, 2023. It was great to celebrate together with my fellow agents and lender p…

I won the Most Improved Agent award for 2023

When I ask “Do you have mortgage insurance?” I often get either one of these two responses:<ol><li value="1" class="editor_listItem">I put in more than a 20% downpayment so I didn’t have to pay it or </li><li value="2" class="editor_listItem">I have enough term/whole life insurance to cover pay off my mortgage</li></ol> Both can be valid responses depending on the context because both are often called mortgage insurance. They are entirely different, and, you may need one or the other, both or neither. What some people call mortgage insurance is called “Mortgage Loan Insurance” by&nbsp;Canada Mortgage and Housing Corporation (CMHC)&nbsp;and called “lender protection insurance” by me. This one allows you to get a mortgage up to 95% of the home’s value (under $1 million). That comes with risk so, this insurance was put in place by the Canadian Government to protect the lender if a client defaults on their mortgage. This is paid at the time of purchase and can be included in the total mortgage amount. What other people call mortgage insurance is called “Mortgage Protection Insurance” by&nbsp;Simplinsur&nbsp;and “payment protection insurance” by me. Think of this one like car or home insurance as you pay a monthly premium. Having it will protect you and your family from having to worry about your mortgage in the unfortunate event that something happens. This can also include disability or critical illness insurance so your payments are covered while you focus on your health. Let’s talk about mortgage insurance. I can offer you advice to help you decide if either type is right for you during your mortgage process.

When I ask “Do you have mortgage insurance?” I often get either one of these two responses: Both can be valid responses depending on the context beca…

When I say ‘mortgage insurance’ – what do you think of?

You do the research, save the downpayment, attend the first-time home buyer seminars, utilize the programs, and buy your first home. But a few years later, your life and future plans have changed and it is time to move. Now what? Buying a house the second time around is different. Some common questions:– Do&nbsp;I need a pre-approval?– Where does the downpayment come from?– Can I afford to upgrade or get a larger home?– Can I port my existing mortgage?– Should I buy or sell first?– What is a bridge loan? Will I need one?– Do I have to pay the full land transfer tax this time?– What other costs should I consider?– How much are real estate agent commissions? It’s also important to get expert advice from a trusted real estate professional about the selling and buying market at the time. You need the right information from both a mortgage and real estate standpoint to form the best possible plan for this next step. If you’re thinking of moving soon, let’s talk about what the answers are for your unique situation.

You do the research, save the downpayment, attend the first-time home buyer seminars, utilize the programs, and buy your first home. But a few years …

Buying a house is different the second time around

I’ve had the privilege of providing mortgage advice to friends from coast-to-coast from Kelowna to Saskatoon to St. John’s. I’ve completed many mortgages across Ontario in the GTA, Picton, Kingston and Cornwall (even one in St, John’s, Newfoundland)! Whether you’re in Kincardine, Peterborough, Oshawa, Ottawa, Montreal, west coast, east coast…Whether we are family or strangers, went to high school, Camp Kawartha or college together, I’m always happy to answer questions or take a look at your specific mortgage situation to see if I can help. No matter which province you live in, I can provide advice and services to help you feel empowered and comfortable with your mortgage options. Don’t hesitate to contact me with questions about a home purchase, refinance or renewal even if we aren’t physically in the same province or timezone. While I’m located in Kingston and a part of the Kingston Mortgage Solutions/Mortgage Alliance team, I can complete my services virtually via e-signing, a secure customer portal and video calls.

I’ve had the privilege of providing mortgage advice to friends from coast-to-coast from Kelowna to Saskatoon to St. John’s. I’ve completed many mortg…

I offer Canada-wide mortgage services

In Canada, there are two credit bureaus: Equifax and TransUnion. Your credit score is a number ranging from 300 to 900, which is determined by credit bureaus. Your credit score reflects your creditworthiness and the probability of you repaying your debts. Scores over 660 demonstrate that you can manage credit effectively and that a lender should feel secure in granting you a loan at a competitive rate. Your credit score helps determine how much money you can borrow and the interest rate you will pay. It is important to keep a good credit score. To help with this, don’t exceed your credit limit; try to use less than 35% of your available credit. Having a higher credit limit and using less of it each month is better. Lenders see you as a greater risk if you use a lot of your available credit. This is true even if you pay your balance in full by the due date. You can monitor both Equifax and TransUnion credit scores free online.<a href="https://borrowell.com/" target="_blank" rel="noopener" class="editor_link">Borrowell.com</a>&nbsp;– Monitors your Equifax credit score. Equifax is the main score used by mortgage lenders for qualification.<a href="https://www.creditkarma.ca/" target="_blank" rel="noopener" class="editor_link">CreditKarma.ca</a>&nbsp;– Monitors your TransUnion credit score. Some lenders will use this score for qualification. It is often a higher number. If you think your credit score could be impacting your mortgage application, let’s talk.

In Canada, there are two credit bureaus: Equifax and TransUnion. Your credit score is a number ranging from 300 to 900, which is determined by credit…

Two types of credit bureaus and how to track them

The First Home Savings Account is a new tax-advantaged account that combines the power of a TFSA and RRSP to help Canadians save a down payment. Contributions for your First Home Savings Account (FHSA) are tax-deductible, and withdrawals are tax-free, giving you the best of both worlds while investing for your first home purchase. Canadians can contribute up to $8,000 annually, up to a maximum of $40,000. However, unlike similar government programs (RRSP and RESP), the annual&nbsp;amount is not retroactive until the date you open one. For example, if you open a FHSA in 2025, you cannot use the $16,000 contribution limit from 2023 and 2024 in 2025. But if you open a FHSA in 2023 but you do not make deposits until 2025, you will have the $16,000 extra room for that year and the $40,000 total. So if you think you might use a FHSA as you prepare to buy your first home, I suggest opening one right away. Let’s talk about a plan to get you into your first home.

The First Home Savings Account is a new tax-advantaged account that combines the power of a TFSA and RRSP to help Canadians save a down payment. Cont…

First-time homebuyers: open a FHSA ASAP

Most people want to pay their mortgage off in the least amount of time. Biweekly payments to have extra payments a year? Yup. Shorter amortization period to pay more principal for each payment? Done. Option to increase your payments by 20% once a year? I’ll show you how. Adding extra lump sum payments in a year that go directly towards your principal? Let’s do the math to find your maximum. Any or all of these options can be easy ways to take years off the life of your mortgage. My job is to give you the knowledge and empower you to make those goals a reality.

Most people want to pay their mortgage off in the least amount of time. Biweekly payments to have extra payments a year? Yup. Shorter amortization pe…

Options to pay your mortgage off faster

Continually taking on consumer debt is never a good financial move. But if you find yourself with a few high-interest debts that are straining your monthly budget, it could be a smart move to refinance your mortgage and consolidate everything into one mortgage payment with a lower interest rate. With Prime rates high for lines of credit and loans and the standard interest rates for credit cards around 20%, you could free up monthly cash flow and save money on interest long&nbsp;term. If you’re concerned about adding to your mortgage amount, we will make a plan to utilize pre-payment privileges or lower your amortization period to ensure you’re mortgage-free faster along with your goals. Remember – this doesn’t make your debt go away and is not a reason to increase or keep your spending habits.

Continually taking on consumer debt is never a good financial move. But if you find yourself with a few high-interest debts that are straining your m…

Don’t use your home as an ATM

“What is the lowest mortgage rate you can get me right now?” Grab your coffee and settle in – this answer is loaded – and I won’t even tell you a number.First off, I do want to say that there is more to a mortgage than just rates – although they play a big factor. When working with a mortgage agent, we have access to multiple lenders, rates and products that could offer the right mix of options that make you comfortable with the decision to buy, refinance or renew.There are 2 types of mortgage rates and each is controlled by different factors. Fixed-rate – This means the interest you pay towards your mortgage won’t change through the term of your mortgage. These rates are controlled by the mortgage bond yield. This is sort of like the stock market. When the bond market is good, fixed rates are lower but when it is higher – so are rates. The past couple of years has seen an increase in fixed rates that have hovered around the 4-5% area. One thing I always note here is that the super low rates of 1-2% during COVID were not normal and we are unlikely to see rates that low anytime soon. Variable rate – Floating rate or adjustable rate mortgage, this type of mortgage has an interest rate that fluctuates with the prime lending rate. One potential benefit of variable rate mortgages is lower interest rates, but in return, mortgagors (homeowners) take on risk: if the prime rate goes up, a larger chunk of your mortgage payment will go toward the interest, not paying down your principal. The result: your mortgage could take longer to pay off and cost you more in interest. For both fixed and variable rates, it is impossible to predict the future exactly. But if you get a mortgage now, and rates decrease over your term, there are options like re-negotiating or switching lenders to get a lower rate. There are penalties to break a mortgage but that fee can often be less than the monthly payment and interest savings over time. I’ll watch the rates and let you know when this option could be beneficial.

There are 2 types of mortgage rates and each is controlled by different factors. Fixed-rate – This means the interest you pay towards your mortgage w…

More to a mortgage than just rates

Getting a new mortgage or making a change to your existing one is a good time to review your financial plan and ensure you’re protected for the future. I’m not a financial planner – I leave that to the experts – but I do have some insight on mortgage protection insurance. Mortgage protection insurance is an often overlooked but critical part of your overall financial picture. You may be tempted to waive it because you have term or whole life insurance or life insurance from&nbsp;your employer benefits package but if those aren’t enough to cover the income loss and mortgage payments should something happen to you in the future, mortgage insurance could complement those policies with additional life, critical illness or disability insurance. It’s tough to think about the what-ifs down the road. But the conversation and plan are important.

Getting a new mortgage or making a change to your existing one is a good time to review your financial plan and ensure you’re protected for the futur…

Mortgage insurance – should you get it?

A few months ago, I met a good friend from Ottawa for dinner in Brockville. As our conversation turned to my new career and how it was going, she sheepishly mentioned that a family member is currently their trusted mortgage professional and she won’t be a client of mine. I’ve had this conversation a few times over the past few months and I want to reassure anyone in my network – our personal relationship will not be impacted if we don’t work together on your mortgage. I want&nbsp;what is best for you. Stay the course with the plan you’ve created with your existing agent or bank. Stay with the fabulous agent who gave great customer service. Stay with your uncle who has done every mortgage in your family for decades. I’ll be here if you need me but there are no hard feelings. There are other ways you can support me if you choose. Send me a referral or like, share or comment on my social media posts. Or don’t – we are still friends.

A few months ago, I met a good friend from Ottawa for dinner in Brockville. As our conversation turned to my new career and how it was going, she she…

I want the best mortgage for you – even if it’s with someon…

You probably first heard about reverse mortgages the same way I did – at home sick watching Bob Barker’s Price is Right. Being in elementary school at the time, I had no idea what they were talking about but, then again, I also didn’t know anything about regular mortgages either. Now I know reverse mortgages can be life-changing when used in the right circumstances. They can give someone on a fixed income some additional money for extra expenses or home repairs. They can help&nbsp;you live out your retirement travel dreams. They can allow you to celebrate and enjoy your children’s inheritance with them now. “If you’re 55 years or older and own your own home” stop watching commercials with Canadian figure skaters and contact me to start a conversation.

You probably first heard about reverse mortgages the same way I did – at home sick watching Bob Barker’s Price is Right. Being in elementary school a…

Reverse mortgages

The mortgage industry uses a formula to calculate the maximum amount one would qualify for. This is your blended mortgage payment (principal and interest), property taxes, heat, and debt payments (credit cards, car payments and other loans) in comparison to your gross income. However, that calculation does not factor in other lifestyle costs like bills, gas, groceries, daycare, tuition, entertainment, etc&nbsp;and does not consider your NET (take-home) pay. When planning the amount of mortgage you can afford – think of the bigger picture.Important reminder:I never suggest that my clients become ‘house poor’ or over-commit themselves. It’s important to know your overall budget and lifestyle when deciding how much per month you want to spend on a comfortable mortgage payment

The mortgage industry uses a formula to calculate the maximum amount one would qualify for. This is your blended mortgage payment (principal and inte…

The mortgage amount you qualify for is not actually what yo…

Are you thinking about renewing your mortgage with your bank? Before you do, consider this: using a mortgage broker can save you time and money. I have access to a wide range of lenders and products, including some that may not be available through your bank. This means that I can find you a mortgage that is tailored to your specific needs and goals, rather than just offering you a “one-size-fits-all” product. Furthermore, I will guide you through the mortgage process,&nbsp;explaining the fine print and helping you to make informed decisions. I will help you to negotiate better terms and rates and make sure you understand the full costs of your mortgage. Lastly, my services are usually free, as the lender pays the fee. So, you can save money and have access to a wider range of options by going through a broker.Don’t just renew with your bank, contact me today to learn more about how I can help.

Are you thinking about renewing your mortgage with your bank? Before you do, consider this: using a mortgage broker can save you time and money. I ha…

Explore your options at renewal

I once broke my own mortgage 6 months into a 5-year term. Let me tell you a story. We moved into our latest home in June 2020. Our rate was 2.54% for a 5-year term. The world was still in the initial uncertainty with COVID-19 so rates had just started to decline from more normal levels. 6 months later we switched our mortgage to a new lender at 1.99%. We broke our 5-year term with 4.5 years left. We paid the dreaded early payout penalty. We didn’t wait until renewal. We saved&nbsp;money per month and on interest over time. Check the numbers:<ul><li value="1" class="editor_listItem" dir="ltr">2.54% to 1.99% on a new 5-year term, 30-year amortization</li><li value="2" class="editor_listItem" dir="ltr">Principal and interest savings of $160 a payment ($320 a month)</li><li value="3" class="editor_listItem" dir="ltr">$4,600 in savings over 5 years even after paying the early payout penalty</li><li value="4" class="editor_listItem" dir="ltr"></li></ul>This is the difference a good mortgage agent can make. Rates may seem high right now. But I’ll place your mortgage with a lender who offers a low payout penalty and watch for savings if rates stabilize back to pre-COVID levels. I’ll do the math. I’ll plan ahead.

I once broke my own mortgage 6 months into a 5-year term. Let me tell you a story. We moved into our latest home in June 2020. Our rate was 2.54% for…

I broke my own mortgage 6 months in

Wise words from Taylor Swift. In winter 2023, I was talking to a client who is currently in a low-rate, no-frills, basic product. While these options may seem great at the time with a rate a few points lower than other products, they come at a cost down the road. Some have a clause that you must sell your home to get out. Some have high fees to switch to another lender or refinance. Long-term, it may feel like you’re trapped. If&nbsp;you find yourself in a similar situation, “you should find another guiding light” for your mortgage needs. Let me know if you want to talk.

Wise words from Taylor Swift. In winter 2023, I was talking to a client who is currently in a low-rate, no-frills, basic product. While these options…

“Dear reader, if it feels like a trap, you’re already in on…

In my website bio, I say I provide dedicated service to my clients. It’s not a false promise or marketing rhetoric. I worked with clients since January 2023 to find a mortgage option for them. There are 87 emails in their folder. I made calls or inquiries to 6 different lenders. We had 5 video calls. My notebook has 10 pages of options, calculations, and research. I’m happy to say that the hard work paid off and they closed a mortgage in April 2023. Some situations may&nbsp;be tricky but I’m always willing to do the work and figure out the best path forward.

In my website bio, I say I provide dedicated service to my clients. It’s not a false promise or marketing rhetoric. I worked with clients since Janua…

Dedicated service to clients

A good mortgage professional listens to your story and your future plans and then translates it into the product that fits you best. You say – I may move in a few years. I hear – portability and low payout fees. You say – we want to pay off our mortgage faster. I hear – multiple pre-payment options. You&nbsp;say – we are hoping to buy our first home. I hear – what programs or incentives you qualify for. You say – I have consumer debt. I hear – refinance with equity take-out to free up monthly cashflow. Let’s talk mortgages. I’m here to listen.

A good mortgage professional listens to your story and your future plans and then translates it into the product that fits you best. You say – I may …

A good mortgage professional listens

I may be based in Ontario but I can assist clients in all provinces. In the summer, I helped clients on the east coast buy their first home. These clients came to me seeking advice early in the process – or so they thought.&nbsp; As first-time home buyers, they wanted to start a conversation to help them reach their goal of home ownership in about a year or so. They had a down payment saved but they weren’t sure what first-time homebuyer programs were right for them and what other closing costs would be. They had questions about rates, affordability and income qualifications. After talking over their options and letting them know they were&nbsp;financially&nbsp;ready to look for houses, we decided to touch base again in a few months. A few weeks later, plans changed. Their landlord was selling. Instead of renting, they wanted to buy as they knew they could from our previous conversations. We got a pre-approval and rate hold in place as they started to search. Two offers later and a house was theirs. We decided to go with a lender offering portability, low early payout penalties and a blended rate option if rates decrease before their term ends. I found the best solution for them now while considering future plans.&nbsp;

I may be based in Ontario but I can assist clients in all provinces. In the summer, I helped clients on the east coast buy their first home. These cl…

Client story - S & J

I had the pleasure of talking to Candace Sampson, host of a radio show and podcast called What She Said! in early February. We talked about the recent Bank of Canada rate increase, its impact on mortgage rates, what your options are, and what the future may hold for variable rates. You can find out more about Candace and her podcast at&nbsp;<a href="http://whatshesaidtalk.com/" target="_blank" rel="noopener" class="editor_link">whatshesaidtalk.com</a>. Listen on&nbsp;<a href="https://streaklinks.com/BYkASog1dfa0yY6xSQKzBXU6/https%3A%2F%2Fpodcasts.apple.com%2Fca%2Fpodcast%2Fwhat-she-said-with-candace-sampson%2Fid1061483765" class="editor_link">Apple</a>&nbsp;or&nbsp;<a href="https://open.spotify.com/episode/1e0SoNCGc3BxjRhFSCbqAp?si=cea246c171bc4017" class="editor_link">Spotify</a>. Episode description:If you have a variable mortgage rate on your home, you are no doubt feeling the pinch this month after yet another interest rate hike by the Bank of Canada. Richelle Morgan understands the unique challenges women face on their journey to becoming homeowners and in this case, staying homeowners. She joins me to discuss some ways to navigate this stressful time and remain in your home. Shelley Jarrett co-produced and co-wrote the new documentary What We Deserve which takes a look at how over 10 million Africans were stolen from their homes and forcefully transported to the Caribbean as the enslaved chattel and property of Europeans. Shelley decided to take a deep dive on this subject after Queen Elizabeth’s death, and found herself surprised by some of the things she learned. Anne Brodie is here with entertainment including places to find great content during Black History Month, the girl gang movie of the year 80 for Brady starring Jane Fonda, Sally Field, Lily Tomlin, and Rita Moreno, plus the super creepy Knock at the Cabin Door with Dave Bautista, and finally Alice Darling starring Anna Kendrick in a role that will hit a little too close to home for many women. Dry January may be over, but momentum is pushing many to stick with it for Dry February, especially in light of new alcohol consumption guidelines from Health Canada. Anika Sawni has helped create a solution for those looking to stay sober curious by co-founding Grüvi, a Canadian line of alcohol-free beers and wines that provide a healthy and enjoyable alternative for people looking to stay sober. Anika joins me to share the story behind the brand and with some tips for those starting their own sober journey.Canadians have always been quite proud of our universal public health care system. We are leaders on the global stage, and healthcare to this point does not bankrupt people but there are cracks appearing and provincial governments across the country are pushing us closer and closer to privatization. Ontario in particular is on high alert after the Ford government recently announced funding for private, for profit clinics or hospitals in Ontario. Shelley Roebuck from the Ontario Health Coalition joins me to discuss how they are pushing back and how we can get involved. Finally, its heart month and women in particular are at a higher risk for heart failure and heart attack death than men. Thankfully Dr. Claudia Machiella from The Wellness Prescription is here today to share some of her best tips for keeping your heart in tip top shape.

I had the pleasure of talking to Candace Sampson, host of a radio show and podcast called What She Said! in early February. We talked about the recen…

What She Said Talk – radio show/podcast guest

As a mortgage agent, I work for you. With access to multiple lenders, from major banks to private lenders, I’m able to find the individualized mortgage solution that meets your needs. A mortgage specialist at the bank has access to one lender which might not offer the product that is what’s best for you. It’s important to think ahead when getting a mortgage. I have options like pre-payment privileges, portability, low early payout penalties, and more. I’ll listen and provide advice that will ensure you are on track to achieve your short- and long-term financial goals. If you are getting ready to buy, renew or refinance your mortgage, contact me and I will get the right mortgage for your unique situation.

As a mortgage agent, I work for you. With access to multiple lenders, from major banks to private lenders, I’m able to find the individualized mortga…

Why choose a mortgage agent?

The right time to buy your first house or to move is different for everyone. The #1 thing you can do if you are thinking about buying is get advice early. I can help you understand:<ul><li value="1" class="editor_listItem" dir="ltr">What you can afford</li><li value="2" class="editor_listItem" dir="ltr">The down payment you need</li><li value="3" class="editor_listItem" dir="ltr">Costs involved with buying a home</li><li value="4" class="editor_listItem" dir="ltr">Improving your credit</li><li value="5" class="editor_listItem" dir="ltr">Prepayment options</li><li value="6" class="editor_listItem" dir="ltr">Refinancing penalties (if you decide to do so down the road)</li><li value="7" class="editor_listItem" dir="ltr">Budgeting and more!</li></ul> Let’s start the conversation!

The right time to buy your first house or to move is different for everyone. The #1 thing you can do if you are thinking about buying is get advice e…

Is it the right time to buy a house?

Despite mortgage rates being higher than they’ve been the past few years, refinancing your mortgage could save you money every month by consolidating credit card debt and car payments into your mortgage payment. You can merge higher interest debts into one manageable payment with a lower interest rate. If you own a home, accessing the equity in your home to pay off high interest loans can free up cashflow each month! Using your equity to increase your financial well-being can be a strong financial strategy. Refinancing your mortgage gives you access to the equity in your home and involves renegotiating your current loan agreement. If you have any questions regarding the effects of rising rates on your mortgage, your mortgage payments or if your mortgage is renewing soon, I can offer you the right advice. I have access to many mortgage solutions from traditional and non-traditional lenders and can help you navigate market changes and ensure you are still on track to achieve your short- and long- term financial goals. Remember it is more than just about the interest rate!

Despite mortgage rates being higher than they’ve been the past few years, refinancing your mortgage could save you money every month by consolidating…

Concerned about interest rates?

A little over a decade ago, I moved to Kingston after graduating college. I was very motivated to get a job in my education field but, being the introvert that I am, traditional in-person networking was terrifying. Instead, I began to make connections online via social media. I followed anyone on Twitter that had&nbsp;<a href="https://www.linkedin.com/feed/hashtag/?keywords=ygk&amp;highlightedUpdateUrns=urn%3Ali%3Aactivity%3A6963536040552718337" class="editor_link">#ygk</a>&nbsp;in their bio and reached out on LinkedIn to any communications professionals in the area. I hoped to get my name out there but I didn’t expect the sense of community and lifelong friendships I made. Using social media, I was able to get to know people first and learn about their hobbies and interests. Then, when I met them at a local event, I felt comfortable going up to them because I had already broken the ice. I could congratulate them on an achievement or ask how their kid’s dance recital was. They didn’t feel like a stranger or that I was bothering them because we had already built a relationship. A lot of these people are now those that I turn to in both my personal and professional life. My first Kingston friends and business connections are now weekly lunch dates, my financial planner, my mortgage agent, my motherhood inspirations, and more. Years have passed since those days and a lot has changed – both online and offline. While I still use social media to connect with like-minded people, it is more related to interests or stages of my life instead of community building. I’m still meeting new people from Kingston online but there has been a shift away from taking those connections offline even before COVID-19.&nbsp; It’s time to change that. I want to start meeting people in person again. I want to learn more about my connections beyond 280 characters, filtered images, or dance trends. So here is my pitch: let’s meet for coffee. Whether I’ve known you for years or you only know -of- me online, I want to buy you a coffee and have a conversation. Contact me so we can schedule a time at your favourite coffee place.

A little over a decade ago, I moved to Kingston after graduating college. I was very motivated to get a job in my education field but, being the intr…

Let's meet for a coffee - on me.

Silver Award

Kingston Mortgage Solutions most improved agent by volume in 2023.

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For outstanding contributions to Kingston Mortgage Solutions in 2024.

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Stay updated with expert mortgage advice from Richelle Morgan at Mortgage Alliance. Our blog covers essential tips, industry news, and insights for homebuyers in Ontario. Read now for valuable information on your home financing journey.

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Your Complete Guide to the Home Purchase Mortgage Process

Richelle Morgan

January 12, 2026

Step 1 – Your Application

Step 2 – Collecting Your Documents

Step 3 – Pre-Approval & Rate Hold

Step 4 – Live Offer & Lender Submission

Step 5 – Conditional Approval

Step 6 – Closing Day

Final Thought

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