Ontario Mortgage Broker
The right lender for how you earn.
From residential purchases to commercial financing, I help Ontario borrowers find mortgage solutions suited to their income, property, and financing requirements.
Edi Marinescu
Licensed Ontario Mortgage Broker, Licence #M19001746
Mortgage Capital Investment, Brokerage Licence #10646
Your mortgage, mapped.
Walk the road from your first conversation to your keys and every renewal after. Eight stops, each with something to try.
Explore the RoadmapMortgages for more than one kind of borrower.
Residential Mortgages
Financing for home purchases, refinancing, and renewals.Learn moreSelf-Employed Mortgages
Mortgage options for business owners and professionals with non-traditional income.Learn moreInvestment Property Mortgages
Financing for rental property acquisitions and refinancing.Learn moreCommercial Mortgages
Mortgage financing for eligible income-producing and owner-occupied commercial properties.Learn more
Also available: alternative and private mortgages and renewals and refinancing.
The rate is only part of the mortgage.
Finding suitable financing means understanding more than the advertised interest rate.
Rate
Important, and usually the first number people compare.
Lender criteria
Different lenders assess borrowers, income, and properties differently.
Mortgage terms
Prepayment conditions, penalties, amortization, and flexibility matter.
Income qualification
Documentation and income treatment can influence lender eligibility.
Mortgage costs
Understand payments, potential fees, and other borrowing costs.
Qualification depends on lender underwriting. Rates, terms, fees and penalties vary by lender and are subject to change. Examples are illustrative only and are not a commitment to lend.
Self-employed? Your income deserves a closer look.
Business owners and incorporated professionals don't always receive income through a conventional salary. Mortgage qualification may involve additional documentation and different lender requirements.
Lenders differ on which income they count and how. Retained earnings in a corporation don't automatically count as qualifying income, so it pays to check your documents against several lenders' policies before applying.
Explore Self-Employed MortgagesWhat a lender may review
- Personal income
- Your T1 Generals, usually averaged over two years.
- Business income
- Net income, and whether any expenses can be added back.
- Dividends
- Paid from your corporation, and how consistent they have been.
- Financial statements
- Corporate statements, usually for two years.
- Notices of Assessment
- Confirming income was declared and taxes are paid.
- Corporate information
- Ownership, structure and the corporation's finances.
- Existing debts
- Personal and business obligations, including guarantees.
Commercial property financing requires a different approach.
Commercial mortgage applications often involve property income, borrower financial strength, debt servicing, and the nature of the underlying asset. Edi walks you through how lenders will read each of them.
- Loan-to-value (LTV)
- The loan compared with the appraised value of the property.
- Debt service coverage (DSCR)
- Net operating income compared with annual mortgage payments.
- Property type
- Multifamily, retail, office, industrial or owner-occupied, each with its own lender appetite.
- Borrower financials
- Financial statements and net worth of the borrower and any guarantors.
- Appraisals
- An independent valuation, and environmental or condition reports where required.
- Financing terms
- Amortization, term, prepayment, covenants and fees, all negotiated.
Put the numbers in perspective.
Estimate a payment, your loan-to-value, or a commercial property's debt service coverage.
Nominal rate, compounded semi-annually (the Canadian convention for fixed rates).
Estimated monthly payment
$3,320.84
- Effective annual rate
- 4.551%
- Rate per payment period
- 0.3715%
- Number of payments
- 300
- Total interest, if the rate never changed
- $396,251
Illustrative only. Assumes one rate for the whole amortization, while real mortgages renew every few years at the rate available then. Lenders round and schedule payments in their own way. Not a rate offer or an approval.
Include any secured line of credit or second mortgage on the same property.
Loan-to-value
65.00%
- Estimated equity
- $315,000
Lenders use LTV to size the loan and price the risk. Maximum LTVs differ by purpose, property and lender: for example, refinances with federally regulated lenders are generally limited to 80%.
Uses your own value estimate. Lenders rely on their own appraisal, which may be different.
Rental and other property income, less vacancy and operating expenses, before mortgage payments.
Total mortgage payments over 12 months.
Debt service coverage ratio
1.25x
The property's income covers its mortgage payments 1.25 times. Each lender sets its own minimum and calculates income and expenses its own way.
Illustrative only. Lenders underwrite NOI using their own vacancy, expense and reserve assumptions.
Calculator results are illustrative and do not establish lender approval or eligibility. Payments use Canadian semi-annual compounding for the rate you enter.
A mortgage broker focused on the details.
I'm Edi Marinescu, a Licensed Ontario Mortgage Broker with experience in residential and commercial mortgage financing. I work with borrowers whose financing requirements deserve careful consideration, from everyday home purchases to more complex income and property situations.
My approach is straightforward: understand the application, identify suitable mortgage options, and help clients make informed borrowing decisions.
Mortgage knowledge, without the noise.
All insights- Self-employedHow Ontario lenders assess self-employed mortgage applicantsWhat lenders review when your income comes from a business: T1 Generals, Notices of Assessment, dividends, financial statements and add-backs.
- CommercialCommercial mortgage DSCR, explainedHow the debt service coverage ratio is calculated, why lenders use it alongside loan-to-value, and what affects the result.
- RenewalsWhat to review before renewing your mortgageA practical checklist for your Ontario mortgage renewal: timing, switching lenders, terms, prepayment privileges and when a refinance makes more sense.
Let's discuss your mortgage.
Whether you're purchasing, refinancing, or reviewing an existing mortgage, start with a conversation about your circumstances and available options.