The holidays are a beautiful time of year, filled with sparkling lights and delicious meals and overplayed tunes.

As much as these celebrations bring us joy and harmony, they can also bring us stress. This is particularly true when it comes to your finances! This year, aim for a credit-free Christmas! With a little planning, there are a few ways you can make sure your holidays are stress and credit-free.

MANAGE YOUR EXPECTATIONS

Do you remember how last year made you feel? Were your holidays refreshing? Or did you find them draining and you are still trying to figure out how to pay off your bills? In fact, most of us want holidays to be energizing and provide a feeling of togetherness, which comes down to more than just spending money. Deciding your expectations for the holidays, makes it easier to work towards things that create that result – and avoid things that don’t!

WHAT ARE YOUR GOALS?

What is your goal for the holiday? Are you looking to plan an extravagant black-tie party or more of a low-key celebration? Maybe you just want to hang out with lots of family and friends (and food!)? Or perhaps you would like to get away for the holidays? Share your thoughts with your family and make a decision that works for everyone. Talking about the holidays ahead of time puts everyone on the same page with no surprises.

CREDIT-FREE CHRISTMAS WITH A BUDGET

Once you have decided what your expectations and goals for the holiday, create a budget that works for you. Take a look at your monthly budget and determine what you have available. Whether you put money aside each month to tackle your list, or pick up a few items per paycheck, a little planning can go a long way to creating a credit-free Christmas! After you create your budget, you will want a list of everything you need. Not just individual gifts! Also make sure to take stock of any decorations, baking or food items, clothing or event tickets that you may need to invest in.

YOUR CREDIT-FREE CHRISTMAS STARTS NOW!

As someone who grew up with a mom who started holiday shopping in June, I know a good budget and early planning makes a difference. Instead of lumping your entire holiday budget into a couple paychecks, try shopping for gifts and cute decor all year long. Not only will this help you feel more organized, but it can help you manage your budget as well. Planning ahead and giving yourself more time allows you to scoop up incredible deals throughout the year (cue seasonal clearance sales) which means you can spread your budget even farther – without going over!

DON’T FEAR HELP

The holidays are a time where we are supposed to share experiences and support each other. If you are hosting a big holiday dinner this year, don’t be afraid to ask your family to bring appies or drinks. If you are buying gifts for friends, set a limit or challenge everyone to make something by hand! Homemade gifts can often feel more special and it creates a fun exchange for you and your friends. There are many incredible ways to reduce stress and help get others involved so that the holiday is perfect for everyone.

BEYOND THE SPENDING

It is easy to get caught up in the consumerism and expectations of the holidays. Is dinner perfect? Did you buy enough gifts? Did you invite everyone? Is everyone happy? But don’t forget yourself in your efforts to please others.

Even though the holidays can feel hectic, it is important to celebrate YOU and be grateful for what you have – even if you weren’t able to check off all the boxes. Life happens, but the most important thing is that we live it while we can. This is also helpful for children as I am sure most of us would prefer our kids grew up grateful and happy, instead of in-debt and stressed due to preconceived notions of what holidays should be.

Your holiday is just that – YOURS. Spend it whichever way brings you the most joy and the least amount of stress on your pocketbook.

Photo by SevenStorm JUHASZIMRUS from Pexels

With all of the rule changes imposed by the federal and provincial governments around mortgage financing and real estate it may be more difficult to access financing. But don’t take it personally – sometimes it’s not you it’s the property.
When lenders underwrite your application for approval they look at you as a borrower but they also evaluate the property. Here are some things to consider before you purchase.

The type of property — house, condo, duplex, heritage, etc.
1. Especially for condo properties the lender (and insurer if required) will look at the age of the building, the history of maintenance or lack there of and the location for marketability. Some lenders will limit their exposure with a maximum number of units in a building or avoid lending on buildings after a certain age for the property.
2. Properties with more than 4 units in them such as a 5-plex will be considered commercial real estate and the lender will evaluate on that basis.
3. Heritage homes (registered or designated) require a more detailed review and special consideration for financing.
4. Leasehold and co-op properties also have specific requirements for the maximum loan to value so more down payment may be required. More documentation will be required and interest rates will vary.

The location of the property— lenders always consider their risk in each market.
1. If the location limits the potential resale value for the building in the event of default by the borrower they may not lend on that property. Some lenders will reduce the loan amount for a building located out of major market areas or add a premium to the interest rate.
2. For properties with water access only or with no access to municipal utilities (water, heat, light and sewer) more details are required to assess the lender risk. Insurance coverage, water testing, seasonal access and condition of the property will be strong considerations.

The use for the property— personal or investment, recreational, previous activities.
1. If the owner occupied house has a suite then rental income may be considered.
2. If the house is purchased for investment then rental income is considered and the interest rate for rental rather than owner occupied is assigned. In these cases the rental income can increase the resale value of the property. However, the appraisal of the property will be reviewed to ensure the condition of the property and if any renovations were completed to add value.
3. There are lending options for a previous grow-op that come with higher interest rates and costs
4. In the case of a condo the property may have a commercial component in the building (shops below) or allowable space in the unit for business (live/work designation). In these cases some lenders may not have an appetite for financing. In some cases the lender may allow with approval by the insurer (CMHC, etc).
5. Purchasing a second home for recreational use will require a review if it is seasonal or year-round access.
6. If the property requires renovations the extent and cost to value of the property will be considered.

Before you start looking at any property, talk with a mortgage professional to go over your financing options and common pitfalls to look out for. We can discuss the specific requirements for any variation in the type of property you may want to purchase and allow ample time for a full financing review before subject removal on a purchase.

For example:
If you shift from a standard condo to a lease-hold property your down payment amount will likely change.
If you want to move to a small rural town you may have to pay a higher rate or have less options and more documentation required on the property.
If you buy a home in one province but may be transferred to another province, some lenders such as credit unions are provincially based so you can’t port the mortgage.
If the condo you wish to buy has no depreciation report, a low contingency fund or big special levies pending, these will all be a red flag for the lender and should be a strong consideration for you as a buyer. A more thorough review will be required.

Always consult an experienced independent mortgage professional for all of your financing needs and to help you make an informed decision.

Original post from: Pauline Tonkin, Dominion Lending Centres – Accredited Mortgage Professional

5-year mortgage terms are by far the most popular option for Canadian homeowners. However, 10-year terms do exist. If you are thinking about signing on for a long-term mortgage, here’s some things to consider.

PROS:

• Stability. Your mortgage payments will be fixed and not go up for a decade, while theoretically your income and property value should increase over time. Knowing your payment is fixed makes budgeting your finances a lot easier, and if you lock in at a low rate, you get to enjoy that rate for the next 10 years. If you are on a fixed income and know you will be receiving that income for a long time, a 10-year term can provide you with a manageable payment and the peace of mind that you can afford your payments for the foreseeable future.

CONS:

• Inflexible. The average time a Canadian homeowner spends in their mortgage in 38 months. That means that typically every 3 years or so people are moving, switching their mortgage, getting a divorce, or refinancing. If you are on a fixed mortgage rate, you will be charged an interest differential and pay big bucks to break your mortgage. However, after staying in your mortgage for 5 years, your penalty would convert to a 3-month-interest penalty. But if you think you’ll be breaking your mortgage in the next few years, a 10-year term does not make sense.
• Expensive. Did you know that 10-year rates are generally higher than 5 year rates? While you may be gambling that rates will be increasing in the next few years and you want to lock that low rate in now, none of us owns that crystal ball to know what rates will do 1 year from now, let alone 10.
• Lengthy. Do you remember where you were 10 years ago? Chances are your life looks a lot different today than it did back then. If you sign on for a 10-year mortgage today, chances are your financial needs and homeownership needs will change within 10 years, and you’ll end up breaking that mortgage early. 10 years is a long time, and a lot can change.

For some, it can absolutely make sense that they want the stability of a long-term mortgage. But for the majority of Canadians, change is inevitable and your mortgage is likely to change with you. Always talk to your mortgage broker or financial planner about your long-term homeownership goals, and always feel free to reach out to me at any time for more information about mortgage terms.

It’s not just because of finances.

As a mortgage broker I receive calls from people who want to know how to qualify for a mortgage. Most of the time it comes down to finances but there are other reasons as well.
Here are the 5 most common reasons why your home mortgage loan application could be denied:

1. Too Much Debt

When home buyers seek a mortgage, the words “debt-to-income ratio” quickly enters into the vocabulary, and it’s not without reason. Too much debt is a red flag to lenders, signifying you may not be able to handle credit responsibly.
Lenders will analyze how much debt you carry and what percentage of your income it takes to pay your debt. Debt ration is just as important as your credit score and payment history.

If you don’t have a good debt to income ratio, don’t give up hope. You have options available including lowering your current debt levels and working with your Dominion Lending Centres Mortgage Broker.

2. Poor Credit History

Some people don’t realize if they are late on their credit card/loan/mortgage payments the lender sends that information to the credit bureaus.
• Late/non payments on your credit report will make your score drop like a rock
• Exceeding your credit card limit, applying for more credit cards/loans will lower your score.
• Bankruptcy or Consumer Proposal will significantly impact your score, and stay on your credit report for up to 7 years.
Your credit history is a great way for a lender to tell whether you’re a risky investment or not. Lenders look not only at your minimum credit score, but also at whether you have a significant amount of late payments on your credit report.
Your Mortgage Broker will run your credit bureau to see if there are any challenges you need to be aware of.

3. Insufficient Income and Assets

With the high price of homes, sometimes people simply don’t earn enough money to afford mortgage payments, property taxes and strata fees along with their existing debt (credit cards, loans, lines of credit etc.).
You need to prove your previous 2 years’ income on your taxes with your Notice of Assessments (NOA). This is the summary form that the Federal Government sends back to you after you file your taxes, showing how much you filed for income and if you either owe money or received a refund.
If you can’t provide documentation to prove your income, then you may get denied for a home mortgage loan.
Some home buyers will need to provide more money for a down payment (perhaps a gift from their family) or try to purchase a home with suite income. In some cases, home buyers will need to add someone else on title of the home in order to add their income to the mortgage application.

4. Down Payment is Too Small

A lender looks at the down payment as how much of an investment a buyer will be putting in their future home. Therefore, bigger is always better when it comes a down payment to satisfy your home mortgage loan application. Start saving now.
To qualify for a mortgage in Canada the minimum down payment is 5% for the purchase of an owner-occupied home and 20% for a rental property.
In Canada if you have less than 20% down payment, the federal government dictates that the home buyer must purchase Mortgage Default Insurance which is calculated as a percentage of the loan and is based on the size of your down payment. The more you borrow the higher percentage you will pay in insurance premiums.
For those with less than 20% down payment, the maximum amortization is 25 years, with more than 20% down payment 30 years (depending on the lender).

5. Inadequate Employment History

Most lenders will want to see a consistent employment history of 2 years when applying for a mortgage, because they want to know you’re able to hold down a job long enough to pay back the money they’ve loaned you.
To prove your employment, you will need to prove a Job Letter with salary details.

If you’ve been denied a mortgage, chances are it was because of one of the above five reasons. Don’t be deterred, with a little patience and some work on your end, you can put yourself in a position to get approved the next time you apply. Always feel free to reach out and discuss these challenges with your mortgage broker – they are experts at getting you in the best financial shape to be approved.

Let’s talk mortgage insurance premiums. If you don’t know what they are, they are an extra cost to you the borrower. You are buying an insurance policy on your mortgage that pays out to the lender should anything happen. If you are putting less than 20% down on a house, that mortgage must be insured. But do you know how much it costs or how it’s calculated? Understanding the premium charges will help lead you to making smarter down payments.

5%- 9.99% down payment of a purchase price is a 4% insurance premium
10%- 14.99% down payment of a purchase price is a 3.10% insurance premium
15%- 19.99% down payment of a purchase price is a 2.8% insurance premium
So, that means with a $300,000 purchase price and a $30,000 down payment (10%), you would have a 3.10% premium added to your mortgage, making your total mortgage amount $270,000 + $8,370 for $278,370 total. The $8,370 being 3.10% of your original $270,000 mortgage.

Now let’s say you have a down payment potential of $60,000 and have the income to afford a $350,000 purchase price but you found one for $325,000. Using your entire $60,000 down payment (18.46%), your new mortgage amount would be $272,420, where $7,420 of it represents the mortgage insurance premium.

But what if you change that $60,000 (18.46% down payment) to say $48,750 and have a down payment of exactly 15%? Well, your premium is still the exact same as it would be with an 18.46% down payment because your premium is still 2.8% of the mortgage amount. That means you will now save $11,250 (difference in down payments), while only paying $7,735 in premiums (an increase of $315).

I don’t know about you, but if someone told me I could put $11,250 less down and it would only change my insurance premium by $315, I am holding onto that money. You now have more cash for unexpected expenses, moving allowance, furniture, anything you want. You can even apply it to your first pre-payment against your mortgage and pay the interest down while taking time off your loan. Obviously if cash is not an issue, putting the full $60,000 would be better seeing as you are borrowing less and paying less interest. However, if cash is tight, why not hold onto it and pay that difference over the course of 25 years?

Consult with a Dominion Lending Centres mortgage professional when it comes to structuring your mortgage request with a bank. It is small little things like this that make all the difference.

Original post by Ryan Oake, Dominion Lending Centres – Accredited Mortgage Professional