We do not post a rate table. Here is why.

Every broker site with a rate table has the same problem. Rates move, the table does not, and the number you called about is not the number available. Ontario requires advertised rates to be accurate and current, so a stale table is not just unhelpful, it is a compliance problem.

There is a second issue that matters more. A posted rate is the rate for the strongest possible file: excellent credit, verifiable T4 income, a standard property, an insured mortgage with a specific amortization. Change any one of those and the rate changes with it. Most people who call about an advertised rate do not qualify for it, and finding that out three weeks in is worse than never seeing it.

What actually determines your rate

• Whether the mortgage is insured, insurable or conventional. Insured rates are usually lowest, because the lender's risk is covered.
• Your credit profile, and whether there is anything on file that moves you out of prime lending.
• How your income documents. T4 income prices differently from self-employed or commission income.
• The property: owner-occupied or rental, house or condo, urban or rural, and the unit size on condos.
• Term length, amortization and whether you want a fixed or variable rate.
• The prepayment privileges and penalty formula you are willing to accept. The cheapest rates carry the tightest terms.

What you get instead

Call and you get a live rate for your actual situation, dated, with the terms attached to it in writing: the penalty formula, the prepayment privileges, whether it is a standard or collateral charge, and whether it is portable. That is the information you need to compare two offers properly, and it is not something a table can give you.

If your bank has already quoted you, bring that quote. We will tell you plainly whether we can beat it. Sometimes we cannot, and we will say so.

All rates quoted are subject to change without notice and all lending is on approved credit. A quoted rate is not an approval or a commitment to lend.