How much down payment do I need as a first-time buyer?

As a first-time home buyer in Ontario, you can purchase a home with as little as 5% down payment for properties up to $500,000. For homes between $500,000 and $1 million, you need 5% on the first $500,000 and 10% on the remaining amount. Properties over $1 million require a minimum 20% down payment. Many first-time buyers also use the RRSP Home Buyers' Plan to withdraw up to $35,000 tax-free from their RRSPs for a down payment.

What is the First-Time Home Buyer Incentive?

The First-Time Home Buyer Incentive is a government program that offers 5-10% of the home's purchase price as a shared-equity mortgage with the Government of Canada. This reduces your monthly mortgage payments without adding to your monthly costs. The incentive is interest-free and doesn't require monthly payments, though you must repay it when you sell the home or after 25 years. Eligibility requirements include having a household income under $120,000 and a total borrowing amount (mortgage plus incentive) not exceeding 4 times your household income.

Can I buy a home with bad credit or limited credit history?

Yes! While traditional lenders typically require a credit score of 680+, we work with alternative lenders who specialize in first-time buyers with limited or imperfect credit. Options include building your credit through a secured credit card, adding a co-signer with strong credit, making a larger down payment (20%+) to avoid mortgage insurance, or working with B-lenders who have more flexible criteria. We can also help you create a credit-building plan to qualify for better rates in the future.

What are the closing costs for first-time buyers?

First-time home buyers in Ontario should budget 1.5-4% of the purchase price for closing costs. These include: Land Transfer Tax (0.5-2% of purchase price, with rebates up to $4,000 for first-time buyers), legal fees ($1,500-$2,500), home inspection ($400-$600), property appraisal ($300-$500), title insurance ($250-$400), and moving costs. You'll also need to budget for property tax adjustments, utility connections, and home insurance. We provide a detailed closing cost estimate during your pre-approval so there are no surprises.

How long does the mortgage approval process take?

Pre-approval typically takes 24-48 hours once we receive your documents (pay stubs, tax returns, bank statements, ID). Full mortgage approval after you've made an offer usually takes 5-10 business days, depending on the lender and property type. Conditional approvals (subject to property appraisal and final document verification) can be issued within 2-3 days. We work efficiently to meet your closing timeline and keep you informed at every stage.

What documents do I need to apply for a mortgage?

You'll need: government-issued photo ID, proof of income (2 recent pay stubs, 2 years of T4s or NOAs if self-employed), 90 days of bank statements showing down payment savings, employment letter confirming position and salary, credit report authorization, and property details once you've made an offer. If you're receiving gifted funds for your down payment, we'll need a gift letter from the donor. We provide a complete checklist and help you gather everything efficiently.

Should I get a fixed or variable rate mortgage?

Fixed-rate mortgages offer payment stability and protection against rate increases, making them ideal for first-time buyers who want predictable budgeting. Variable rates start lower but fluctuate with the Bank of Canada's prime rate, which can save money if rates decrease but increase your payments if rates rise. For first-time buyers, we typically recommend fixed rates for peace of mind, especially in uncertain economic conditions. We'll analyze current market trends and your risk tolerance to recommend the best option for your situation.

Can I use RRSP funds for my down payment?

Yes! The Home Buyers' Plan (HBP) allows first-time buyers to withdraw up to $35,000 ($70,000 for couples) from their RRSPs tax-free for a down payment. You must repay the amount over 15 years, starting the second year after withdrawal. To qualify, you must be a first-time buyer (or haven't owned a home in the past 4 years), have a written agreement to buy or build a home, and intend to occupy it as your principal residence within one year. This is an excellent way to boost your down payment without tax penalties.

What is mortgage default insurance (CMHC)?

Mortgage default insurance, provided by CMHC, Sagen, or Canada Guaranty, protects lenders if you default on your mortgage. It's required for all down payments under 20% and costs 2.8-4% of the mortgage amount (added to your mortgage balance). While it increases your overall cost, it allows you to purchase a home sooner with a smaller down payment. The insurance premium can be paid upfront or added to your mortgage and amortized over your mortgage term. First-time buyers often find this worthwhile to enter the market sooner rather than waiting years to save 20%.

How much house can I afford as a first-time buyer?

Lenders use two key ratios: Gross Debt Service (GDS) ratio should be under 39% (housing costs ÷ gross income), and Total Debt Service (TDS) ratio should be under 44% (all debt payments ÷ gross income). As a general rule, your home price should be 3-4 times your annual household income. For example, with a $100,000 household income, you could afford a home around $400,000-$450,000 with 5% down. We provide a detailed affordability analysis considering your income, debts, down payment, and desired lifestyle to determine your comfortable price range.

Can I get a mortgage if I'm self-employed?

Self-employed first-time buyers can qualify for mortgages, though the documentation requirements are different. You'll typically need 2 years of Notice of Assessments (NOAs) from CRA, business financial statements, and proof of business registration. Some lenders offer stated-income programs for self-employed borrowers with strong credit and larger down payments (20%+). We specialize in self-employed mortgages and work with lenders who understand entrepreneurial income structures.

What's the difference between pre-qualification and pre-approval?

Pre-qualification is an informal estimate based on self-reported information without document verification or credit check. Pre-approval is a formal commitment from a lender based on verified income, employment, credit history, and financial documents. Pre-approval includes a rate hold (typically 90-120 days) and shows sellers you're a serious, qualified buyer. We always recommend getting a full pre-approval before house hunting to know your exact budget and strengthen your offers.

Can I buy a home with student loans or other debt?

Yes, you can still qualify for a mortgage with student loans or other debt, but lenders will factor these payments into your debt service ratios. Your total debt payments (including the proposed mortgage, property taxes, heating, condo fees, car loans, credit cards, and student loans) should not exceed 44% of your gross monthly income. Paying down high-interest debt before applying can improve your qualification amount. We'll analyze your complete financial picture and recommend strategies to maximize your buying power.

What happens if my offer is conditional on financing?

A financing condition protects you by allowing you to back out of the purchase if you can't secure mortgage approval on acceptable terms. Typically, you have 5-10 business days to satisfy this condition. During this time, I submit your application to lenders, order the appraisal, and work to secure final approval. If you're pre-approved and the property appraises at value, financing conditions are usually straightforward. I recommend always including a financing condition unless you have a firm pre-approval and are very confident in the property value.

Are there special programs for new Canadians or newcomers?

Yes! Many Canadian lenders offer newcomer programs for permanent residents and foreign workers who have been in Canada for less than 5 years. These programs typically require a larger down payment (20-35%), proof of employment in Canada, and may accept foreign credit history. Some lenders waive the traditional 2-year employment history requirement for skilled professionals. We work with several lenders who specialize in newcomer mortgages and understand the unique challenges of establishing credit in a new country.

First-Time Home Buyer Mortgages in Ontario

Personalized guidance from pre-approval to closing with Stephanie Karulas (Mortgage Agent Level 1, Mortgage Architects #12728).

Pre-approvals in 24-48 hours

Down payment pathways (including gifted funds)

Credit coaching and building strategies

Payment planning and affordability analysis

Lender comparisons across 30+ institutions

Fast communication

Start Your Pre-Approval Call 647-200-2246

Ontario-wide Access

Multiple lenders

Transparent Guidance

No hidden fees

Fast Response

24-hour replies

Client-First Approach

Your goals matter

Quick Qualification Overview

Here's what I'll review to determine your mortgage eligibility

Employment & Income

Your employment status, income stability, and earning capacity

• Employment type (salaried, hourly, self-employed)
• Length of employment
• Gross annual income

Credit Profile

Your credit score, history, and existing debt obligations

• Credit score (ideally 680+)
• Credit history length
• Existing debts and payment history

Down Payment

Your available funds for down payment and closing costs

• Savings amount (minimum 5%)
• Source of funds (savings, RRSP, gift)
• Additional funds for closing costs

Property Type & Location

The type and location of property you're interested in

• Property type (condo, townhouse, detached)
• Location in Ontario
• Estimated purchase price

Your Journey to Homeownership Starts Here

Buying your first home in Ontario is one of the most exciting and significant financial decisions you'll ever make. As a first-time home buyer, you have access to unique advantages, government incentives, and specialized mortgage programs designed to make homeownership more accessible and affordable. At Stephanie Karulas Mortgages, we specialize in guiding first-time buyers through every step of the mortgage process, from pre-approval to closing day and beyond.

The Ontario real estate market offers incredible opportunities for first-time buyers, particularly in growing communities across the GTA, Durham Region, Mississauga, Brampton, and surrounding areas. With competitive mortgage products and government support programs, now is an excellent time to stop renting and start building equity in your own home. Whether you're looking for a condo in downtown Toronto, a townhouse in Mississauga, or a detached home in Durham, we have the expertise and lender relationships to secure the best mortgage for your unique situation.

Many first-time buyers feel overwhelmed by the mortgage process—understanding down payment requirements, navigating government incentives, calculating affordability, and comparing lenders can be complex and time-consuming. That's where we come in. As your dedicated Mortgage Agent, I provide personalized, one-on-one guidance to simplify the process, answer all your questions, and ensure you feel confident and informed at every stage. My goal is to make your first home purchase smooth, stress-free, and financially sound.

Understanding Ontario Mortgage Programs

Insured vs. Insurable vs. Uninsurable Mortgages

In Canada, mortgages are categorized based on down payment amount and property value. Insured mortgages have less than 20% down payment and require mortgage default insurance from CMHC, Sagen, or Canada Guaranty. These typically offer the lowest interest rates because the lender's risk is protected by insurance.

Insurable mortgages have 20%+ down payment but meet insurance criteria (purchase price under $1 million, amortization ≤25 years). While insurance isn't required, lenders can purchase it, often resulting in competitive rates.

Uninsurable mortgages don't meet insurance criteria (properties over $1 million, refinances, amortizations over 25 years, or rental properties). These typically have slightly higher rates due to increased lender risk.

Amortization & Term Basics

Your amortization period is the total time to pay off your mortgage (typically 25 years for first-time buyers with less than 20% down). Longer amortizations mean lower monthly payments but more interest paid over time.

Your mortgage term is the length of your rate commitment (commonly 5 years). At the end of each term, you renew your mortgage, potentially at a different rate. Most first-time buyers choose 5-year terms for rate stability and flexibility.

Fixed vs. Variable Rate Considerations

Fixed-rate mortgages lock in your interest rate for the entire term, providing payment predictability and protection against rate increases. This is ideal for first-time buyers who want stable budgeting and peace of mind.

Variable-rate mortgages fluctuate with the Bank of Canada's prime rate. They typically start lower than fixed rates but can increase or decrease during your term. Variable rates suit buyers comfortable with payment fluctuations and who believe rates will remain stable or decrease.

Why Choose Stephanie Karulas for Your First Mortgage?

As a licensed Mortgage Agent Level 1 with Mortgage Architects (Lic #12728), I bring extensive knowledge of Ontario's mortgage landscape, strong relationships with over 30 lenders, and a genuine commitment to helping first-time buyers succeed. Unlike bank mortgage specialists who can only offer their institution's products, I have access to a wide range of lenders—including major banks, credit unions, alternative lenders, and private lenders—ensuring you get the most competitive rates and flexible terms available.

I understand that every first-time buyer's situation is unique. Whether you're a young professional with student loans, a couple with one self-employed partner, or someone with limited credit history, I tailor mortgage solutions to fit your specific financial profile and homeownership goals. My approach is educational and transparent—I take the time to explain every option, break down complex mortgage terminology, and empower you to make informed decisions that align with your long-term financial well-being.

Beyond securing your mortgage, I provide ongoing support and advice. I help you understand how to build equity, when to consider refinancing, and how to leverage your home's value for future financial goals. My clients appreciate my responsiveness, attention to detail, and dedication to their success—not just at closing, but throughout their entire homeownership journey.

First-Time Home Buyer Incentives in Ontario

Ontario offers several valuable incentives and programs designed to make homeownership more affordable for first-time buyers. Understanding and maximizing these benefits can save you thousands of dollars and significantly reduce your upfront costs. Here are the key programs available:

First-Time Home Buyer Incentive: This federal program offers 5-10% of your home's purchase price as a shared-equity mortgage with the Government of Canada, reducing your monthly payments without adding monthly costs. You repay the incentive when you sell or after 25 years.
Land Transfer Tax Rebate: First-time buyers in Ontario can receive a rebate of up to $4,000 on provincial land transfer tax. In Toronto, an additional municipal rebate of up to $4,475 is available, potentially saving you over $8,000.
Home Buyers' Plan (HBP): Withdraw up to $35,000 ($70,000 for couples) from your RRSP tax-free to use toward your down payment. You have 15 years to repay the amount to your RRSP.
GST/HST New Housing Rebate: If you're buying a newly constructed home, you may be eligible for a rebate of up to 36% of the GST or federal portion of HST paid, up to a maximum of $6,300 for homes under $350,000.
First-Time Home Buyer Tax Credit: Claim up to $10,000 on your tax return for a non-refundable tax credit of $1,500 to help with closing costs and moving expenses.

Navigating these programs can be complex, with specific eligibility requirements and application processes. I help you identify which incentives you qualify for, calculate potential savings, and ensure you take full advantage of every available benefit. This strategic approach can reduce your upfront costs by $10,000-$20,000 or more, making homeownership significantly more accessible.

Payment Planning & Scenarios

Understanding what you can afford is crucial for first-time buyers. Here are three illustrative scenarios showing how different situations might work in Ontario. Note: These are examples only—contact me for an accurate scenario based on your specific situation.

Scenario 1: Solo Professional, Condo in Mississauga

Income: $75,000/year
Down Payment: 10% ($45,000) using RRSP HBP + savings
Purchase Price: $450,000
Mortgage Type: Insured (CMHC insurance required)
Term Style: 5-year fixed for payment stability
Budgeting Tips: Factor in condo fees ($300-500/month), property tax, and utilities. Consider a fixed rate to protect against payment increases during your first homeownership years.

Scenario 2: Young Couple, Townhouse in Kitchener-Waterloo

Combined Income: $120,000/year
Down Payment: 15% ($75,000) from combined savings + gifted funds
Purchase Price: $500,000
Mortgage Type: Insured (default insurance required)
Term Style: 5-year fixed or variable depending on risk tolerance
Budgeting Tips: Lower property taxes outside GTA. Budget for maintenance costs (roof, HVAC, landscaping). Consider accelerated bi-weekly payments to build equity faster.

Scenario 3: Family Starter Home in Ottawa (Ontario side)

Combined Income: $140,000/year
Down Payment: 20% ($120,000) to avoid insurance
Purchase Price: $600,000
Mortgage Type: Insurable (no insurance required with 20% down)
Term Style: 5-year fixed for family budget predictability
Budgeting Tips: With 20% down, you avoid insurance premiums (saving ~$15,000). Budget for higher utilities in detached homes. Consider a home inspection to avoid costly surprises.

These scenarios are for illustration only and don't include specific interest rates. Your actual mortgage payment will depend on current rates, your credit profile, property details, and lender selection. Contact me for a personalized affordability analysis and accurate payment projections based on your unique situation.

First-Time Buyer Mortgage Benefits

Access exclusive advantages designed specifically for first-time home buyers in Ontario

Low Down Payment Options

Start with as little as 5% down payment and access CMHC-insured mortgages designed specifically for first-time buyers.

Government Incentives

Take advantage of the First-Time Home Buyer Incentive, Land Transfer Tax rebates, and RRSP Home Buyers Plan.

Simplified Approval Process

We guide you through every step with clear explanations, document checklists, and personalized support.

Credit Building Support

Limited credit history? We work with lenders who understand first-time buyers and offer flexible qualification criteria.

Competitive Rates

Access exclusive first-time buyer rates and promotions from Canada's top lenders through our extensive network.

Fast Pre-Approval

Get pre-approved in as little as 24 hours so you can shop with confidence and make strong offers.

How It Works

Discovery Call

We start with a no-obligation conversation to understand your goals, timeline, and financial situation. This typically takes 20-30 minutes and can be done by phone, video, or in person.

Timeline: Same day or next business day

Options & Strategy

I'll review your documents, compare lender options, and create a personalized mortgage strategy with rate recommendations and a clear timeline.

Timeline: 2-5 business days

Approval & Close

I submit your application, manage underwriting, and coordinate with your lawyer and real estate agent to ensure a smooth closing. I remain available for questions and future mortgage needs.

Timeline: 5-10 business days for final approval

First-Time Buyer FAQs

Get answers to common questions about first-time home buyer mortgages in Ontario

Start Your First-Time Buyer Application

Get pre-approved in as little as 24 hours and start shopping with confidence

About Stephanie Karulas

As a Mortgage Agent Level 1 with Mortgage Architects (Brokerage #12728), I'm committed to a client-first approach. My goal is to make the mortgage process clear, stress-free, and empowering. I believe in transparency, education, and building lasting relationships with every client I serve across Ontario.

Learn more about my approach

Book Your Free Consultation

Schedule a time that works for you. Let's discuss your mortgage goals and find the best solution for your situation.

Prefer to call or email?

647-200-2246|mortgages@stephaniekarulas.com

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