Buying your first home. Renewing. Refinancing. Or self-employed and tired of hearing no. Whatever brought you here, I shop 50+ lenders to find the one that fits your life instead of a checklist. Local, independent, and in your corner from the first call to closing day.
First-time buyers, renewals, refinances & self-employed files across Halton Hills
Most people in Georgetown don't need a different broker for each life stage. They need one who knows the local market and sticks around. Here's where I do the most good.
Pre-approval done right, a clear read on your real budget, and every first-time program you qualify for. No jargon, no pressure.
FHSA, RRSP & land transfer rebate →Your renewal letter is not your best offer. I shop your rate at renewal, and pull equity out for renovations or debt when it makes sense.
Don't auto-sign the bank's offer →The work other brokers find too messy. Write-offs, dividends, variable income, a past decline. This is my specialty, not my exception.
Stated income & alt-lender options →Here's the order most people get wrong: they start looking at houses, then worry about financing. Flip it. Get a real pre-approval first so you know your number, your rate is held, and your offer actually means something when a Halton Hills listing moves fast.
A proper first-time plan should cover all of this:
Want the full walk-through? I broke down every step from offer to approval in this guide to the mortgage process.
"Your first mortgage sets the tone for the next twenty years. Get it right once."— Kat Brazier, Mortgage Agent Level 2, FSRA #M23007671
Your lender mails you a renewal offer, you sign it, done. That's exactly what they're hoping for. The rate on that letter is rarely their sharpest, because they're betting you won't shop it. Most people don't. That's free money for the bank, straight out of your pocket.
A renewal is the easiest time of your whole mortgage to win, here's what I look at:
Start about 120 days out. That's the window to lock a rate and switch with zero rush. Not sure whether to stay or go? Here's how a broker and a bank actually differ at renewal time.
"The bank's renewal letter is a test. Most people pass it by doing nothing, and pay for it for five years."— Kat Brazier, Mortgage Agent Level 2, FSRA #M23007671
If you're self-employed, your bank sees write-offs, fluctuating income, and missing T4s. They run your NOA through a formula. When the number comes back low, you get declined. The problem isn't your income. It's their process.
Here's what banks flag on self-employed files:
These are not red flags. These are signs of a well-run business. I work with lenders who know the difference.
"I don't sell products. I solve problems. Self-employed mortgage files are my specialty."— Kat Brazier, Mortgage Agent Level 2, FSRA #M23007671
Whether you're a sole proprietor, incorporated, contract-based, or somewhere in between. I've placed mortgages for clients in every situation below.
Pay yourself through dividends or a mix of salary and dividends? I know exactly how to present your file so a lender sees the full picture, not just your T4.
Most common file type →Your income flows directly through your personal tax return. I'll work with your T1 General, line 150, and cash flow documentation to build the strongest possible file.
Trades, consultants, freelancers →Real estate agents, financial advisors, sales professionals. Your income is real, it's just variable. I find lenders who use your average earnings, not your worst year.
Variable income specialists →Working on fixed-term contracts in IT, healthcare, or consulting? Some lenders treat you like salaried employees. I know which ones, and how to get you there.
T4A or invoice-based income →Less than 2 years on your own? Banks will almost certainly say no. But there are legitimate lenders who will look at your previous employment history and current cash flow instead.
Under 2 years. Options exist →Adding a property to your portfolio? Rental income can work for or against you depending on how it's calculated. I structure the deal to maximize what counts toward qualification.
Halton Hills property investors →When you walk into your bank, they're deciding whether you fit their box. When you call me, I'm deciding which lender's box you fit best, while shopping your rate at the same time.
50+Lenders competed for your mortgage, at no cost to you in most cases
Get started. It's free.| What matters to you | Your bank | Kat Brazier |
|---|---|---|
| Lenders compared | 1 | 50+ |
| Self-employed expertise | Limited | Specialist |
| Stated income programs | Rarely | Yes |
| Available evenings & weekends | No | Yes |
| Works for your interests | Works for the bank | Works for you |
| Cost to you | Free | Free in most cases |
No paperwork marathon on day one. We start with a conversation. I'll tell you upfront what's realistic before you commit to anything.
We talk through your situation: income structure, goals, timeline, any previous declines. I'll give you a straight read on your options and what's realistic. No commitment, no fluff.
I take your file to the lenders most likely to approve it. Not every lender, but the right ones. One application, multiple lenders, single credit pull. I bring back the best terms.
I walk you through the offer, the conditions, and what to expect at closing. I stay on file until the mortgage funds. I'm available if anything comes up.
Questions I hear every week from Georgetown and Halton Hills buyers, homeowners, and business owners.
Absolutely. Being self-employed doesn't disqualify you. It just means your file needs to go to the right lender. I work with 50+ lenders including banks, credit unions, and alternative lenders who understand how self-employed income actually works. Many of my clients were turned down by their bank before calling me.
Most traditional lenders want 2 years, but not all do. If you have less than 2 years of self-employment history, there are still strong options available, especially if you have a good down payment, solid credit, and a track record in the same industry. We'll look at your full picture, not just a box on a form.
Yes. A stated income or alt-doc mortgage lets us use your gross revenue or bank deposits instead of your CRA Notice of Assessment. This is ideal if you write off legitimate business expenses that bring your stated income down on paper. Not every lender offers this, but I know which ones do, and at what rates.
Self-employed borrowers in Ontario have access to traditional insured and conventional mortgages (using 2 years of T1 General), stated income programs (using gross revenue with a minimum 10% down), and private or alternative lender solutions for complex files. The right option depends on your income documentation, down payment, and credit profile, something we'll map out together on a free discovery call.
Your bank has one set of products and one underwriting box. If you don't fit it, you're done. As an independent mortgage agent, I shop your file across 50+ lenders simultaneously, finding the lender whose guidelines actually match your situation. For self-employed borrowers especially, this difference is often the gap between getting approved and getting declined.
Not at all. Self-employed and complex files are my specialty, but a big part of my work is first-time buyers, mortgage renewals, refinances, and debt consolidation for Georgetown and Halton Hills homeowners. If you have a mortgage question, I'm happy to help, whatever your situation looks like.
Not before you compare it. The rate on a renewal letter is rarely the lender's sharpest, because they're counting on you signing without shopping. About 120 days before your maturity date, I compare your renewal against 50+ lenders and check whether switching beats staying, often with the new lender covering most of the switch costs. It's the easiest time in your whole mortgage to save money. I've broken down the full renewal picture for local homeowners in my Halton Hills renewal guide.
More than most people realize. First-time buyers in Ontario can use the First Home Savings Account (FHSA), the RRSP Home Buyers' Plan, and the provincial land transfer tax rebate worth up to $4,000. The first step is a proper pre-approval so you know your real budget and your rate is held while you shop. I map out every program you qualify for before you tour a single home.
Georgetown clients come to me at every stage, but the files that really need a broker are the ones the bank boxes out. If you're self-employed, you've had a no from the branch, or you've got a complex file or unique property, that's where I come in. I also work with real estate investors, families navigating separation or divorce, and homeowners behind on payments.
No pressure, no obligation. Tell me your situation and I'll tell you what's possible, usually within 24 hours. If I can help, we'll move forward. If I can't, I'll tell you that too.
Kat Brazier — Mortgage Agent Level 2
FSRA License #M23007671
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