16 Nov

The Art of Leveraging.

Mortgage Tips

Posted by: Tyler Cowle

For some people, just owning one property and having a single mortgage is enough to handle. But there may be no better way to grow your net worth than real estate. You might not realize homeownership can be a gateway to owning multiple investment properties. You might be thinking: there’s no way I can turn the value of my modest home into a real estate empire. Ok, maybe not an empire, but you can take the equity of your home and, with the right investment, get a return far greater than a stock portfolio.

Most people are trained to stay out of debt and don’t want to consider using the equity in their home to buy an investment property. But they haven’t realized the art of leveraging.

If you’re using equity from your primary residence to buy an investment property, keep in mind that the interest you’re using is tax deductible. Consider you’re also buying an appreciating asset, and if you put a real estate portfolio to a stock portfolio side-by-side, they don’t compare. Who is a good candidate? You might be surprised to learn you don’t need to make six figures to get into the game.

Essentially, you just have to be someone who wants to be a little smarter with their down payment. Before you go down that road, there are some quick things you need to know.

With investment properties, the minimum down payment will jump to 20 or 25 per cent from five percent. Rental income from the property can be used to debt service the mortgage application, while some lenders will have a minimum liquid net worth requirement outside of the property.



Statistics Canada (www.statcan.gc.ca) offers reliable and timely data on the latest trends in the real estate market. Also, keeping up with the news will help you hear if a large corporation may be moving into the area, with families soon to follow. Consider if the property is in a college town or near a military facility where there will always be a need for rental properties.


Walk Score is a big attraction to most renters. What is the proximity to schools, hospitals, local transportation, grocery stores, etc.? Look for properties that are in a central location so that the demand will be greater. What are the average rental rates in the area? Your monthly rent is your bread and butter. Find out what the average rental rates are in the area by visiting Statistics Canada or the Canadian Rental Housing Index.


Once again, Statistics Canada is your go-to source for crime stats in the area. Or visit the local police department to get it right from the source. Remember, in this day and age, renters do their homework too. They will get the same info and make their decisions based on what they find out.


Find out what amenities are nearby like free public transportation, a community pool or center, a large shopping center, a dog park, etc. The demand for certain amenities will vary based on the area. Remember that families will want different amenities than young professionals.


Sometimes a simple drive-by will show you a lot about the area. Are there quite a few empty homes, condos, or store fronts? Does it look like there is a large boom in new construction? Often a neighborhood in the beginning steps of gentrification could result in both a faster and higher appreciation for investment properties.


Keep an eye out for market trends in the last couple of years. Review vacancy rates for the area (your realtor will have access to this info). Make sure to determine if you could carry the mortgage for a period of time in case no one rents from you.

Published by the DLC Marketing team!

15 Nov

What’s Next for your Home After a Separation?.

Mortgage Tips

Posted by: Tyler Cowle

Growing up, most people dream about living a fairytale with a wonderful partner and a life of bliss. Unfortunately, real life is not always a fairytale and not every relationship lasts forever. In fact, latest statistics show that 38 percent of all marriages in Canada end in divorce.

Separating, whether through divorce or ending a common law relationship, is never an easy step. Losing someone close to you (whether for the better or not) is hard – but it doesn’t have to mean losing your home too. Most individuals who are going through a separation feel as though they are forced to sell their home and split the equity depending on your agreement, but there is another way.

Spousal buy-outs

Spousal buy-outs are one of the mortgage industries best kept secrets and we want to blow the lid on this great alternative! While not everyone will want to remain in their home, many individuals may opt to remain rooted – especially for those with children who are already enrolled in school and happy in their neighborhood. This is where the Spousal Buy-Out Program comes in.

Backed by all three of Canada’s mortgage insurance providers (Canada Mortgage and Housing Corporation, Sagen™ and Canada Guaranty), this program is designed to allow one party to refinance the shared home up to 95 percent of its appraised value. In order to qualify, both you and your ex-partner must currently be on the deed to the property. As a one-time opportunity, the Spousal Buy-Out Program can also be used to pay off other debts outside the separation agreement, further assisting with the transition.

Now you may be thinking “I wish I could, but I can’t afford it”. Well, don’t sell yourself short just yet! We understand the cost of purchasing a home, whether outright or from your partner, can be high. Fortunately, The Spousal Buy-Out Program was designed to help YOU and mitigates these costs by allowing individuals to bring on a cosigner, such an existing family member or even a new partner, to assist.

If you are separating from your spouse or partner and would really like to hold onto your shared home, there are a few things you will need including:


An appraisal report will likely have been obtained to determine Equalization of Assets. However, in some cases the appraisal may not be acceptable to a lender unless it was originally ordered by a third party. The appraisal must also have been produced within 90 days (less with some lenders) to ensure accuracy. If the original report was previous to 90 days, a new one must be obtained.


To qualify the lender must be provided a signed copy of the separation agreement. The details of asset allocation must be clearly outlined.


A standard agreement of sale indicating the new ownership.


This is required so the lender can verify your ability to manage your mortgage payments.


This is an optional one-time option for paying off additional debts outside of the separation agreement. The proceeds can only be used to buy out the other owner’s share of equity and/or to pay off joint debt as explicitly noted in the signed separation agreement.

Moving on in life can often be difficult, but this program allows you to maintain some of your routine and security by ensuring you – and your children – can remain in the home you love.

Published by the DLC Marketing Team!

1 Nov

Finding Your Financial Freedom.

Mortgage Tips

Posted by: Tyler Cowle

Many Canadians will spend their entire lives without proper financial education. With the help of Enriched Academy, an online financial education platform, Our House Magazine has collected some insight and tips from experts on financial literacy to help Canadians achieve their dreams, from homeownership to a comfy retirement.

Money. It’s virtually impossible to get by in life without it, and everyone wants more of it. But many people struggle to manage their money and make it work for them. And all the stats are going in the wrong direction. More and more Canadians are struggling with debt and get by living paycheque-to-paycheque with no idea or strategy on how to turn it around.

Luckily there are many resources out there to help guide you in the right direction. How you use the information to form a strategy will determine your financial future. Jay Seabrook is the co-founder of Enriched Academy, an educational program dedicated to providing financial literacy and awareness to teens and adults.

He explained that most people don’t even get started on a healthy financial journey because of some basic money myths like, you need money to make money or it’s too complicated to understand.

Seabrook suggested there are two key metrics people need to be aware of: their net worth and how much is needed to save every month to reach financial freedom.

Net worth is a valuation of your assets minus your liabilities or what you own and subtracting what you owe. While a general rule of thumb is putting away 10 per cent of your pre-tax income a month, Seabrook suggested the number may not be enough to meet your financial goal. You’ll need to create a proper budget to determine that number you really need to put away to reach your goals.

He added by getting a handle on those two aspects and tracking them on a regular basis, chances of getting to financial freedom are dramatically higher.

Financial literacy is something deeply personal to the 42-year-old entrepreneur.

Like most people, Seabrook grew up with very little financial education. That reality hit home after college when he moved to Whistler, B.C. for work. While he was surrounded by some of the wealthiest people in the world, he couldn’t scrounge enough money for a ski pass – the purpose of moving to the resort community in the first place.

Seabrook didn’t turn his fortunes around until he met a mentor who showed him a path forward.

“Life is a buffet table of the things you can do, but I was on the bread and water part of the buffet table, and I have no idea how to get access to rest of it. It drove me crazy,” he told Our House Magazine. “I wanted this better life, but I didn’t know how to get it.”

By the mid-2000s, Seabrook got into the ground floor of an upstart mortgage company in Dominion Lending Centres. He eventually invested in the company and worked his way up to VP of operations. Along the way, he met his business partner and Enriched Co-founder Kevin Cochran, who was also finding success at DLC. The two entrepreneurs used their own personal experience and what they had learned over the years to create the educational platform. Enriched launched in 2011, and short time later Seabrook and Cochran got a break with a winning pitch to the Dragons’ Den that eventually grew to its current online education platform.

Now the two entrepreneurs are busy teaching the techniques and tools they’ve learned to a mass audience. Seabrook was quick to point out financial freedom won’t happen overnight, but it doesn’t take a lifetime to get there either.

“It’s actually a lot easier than people think,” he said, adding the “biggest hurdle for most people is suppressing the instant gratification of spending in the moment”.

“People spend their entire lives trying to make money, why? They want a nice lifestyle and get to a point where they can enjoy the best things in life, but if you don’t have a plan, you probably won’t get there. If you’re really serious about getting to a place where you make more money from passive income than all the hours you put in, you have to start learning it. If you get clear on some of your goals, you’ll get there.”