I have some money-saving updates to Canada’s mortgage rules that could save you some money if you’re renewing or switching your mortgage.

Here’s what changed to a mortgage that you had originally put under 20% down on when you bought your house.

In October of 2016, the government banned refinances from being insured by Mortgage default insurers such as CMHC. What that means is that if you bought a $300,000.00 house 5 years ago and you were with lender A and now you want to go to lender B, if that lender has a better rate you could switch lenders and your mortgage would still be insured if there was no new money and the amortization wasn’t increased.

If you were adding debt or refinancing debt, then it would be a new mortgage. Therefore,  you will not be eligible to be insured.

But regulators allowed lenders to keep ensuring transfers. A “transfer” is when you switch lenders to get a better deal, but don’t increase your mortgage risk − as opposed to a “refinance,” in which you may increase your mortgage amount and/or amortization.

Ever since lenders have not been able to insure mortgages that were previously refinanced. That means you couldn’t get insured mortgage rates, which are often at least 20 to 25 basis points (bps) better than uninsured rates.


Now You Can

All three of Canada’s default insurers officially announced an end to this costly prohibition. Canada Guaranty, for example, stated:

“After additional consultation with the Department of Finance and the other mortgage default insurers, we have received clarification that if a prior uninsured loan has already been advanced with an Approved Lender, that loan may be switched to another Approved Lender and insured, regardless of the loan originally being a refinance, purchase or having an amortization greater than 25 years.”

Canada Guaranty explains that this is possible “provided the amount of the outstanding balance is not increased at the time of transfer and the amortization period does not exceed the lesser of the remaining amortization or 25 years.”

If you refinanced your mortgage and now want to switch lenders to get a better deal, you get access to Canada’s very best rates (which are insured rates). On the average existing $200,000 mortgage, 20 bps of rate savings keeps almost $1,900 in your pocket over five years.

Here are seven more tips if you’re thinking about switching lenders:

  1. If your mortgage is already default insured at the time you change lenders, you’ll get the lowest rates of all.
  1. A bunch of lenders now let you switch a mortgage and secured line of credit (a.k.a. a “collateral charge”) to a new lender. This way, you can get the best insurable rates. This wasn’t common until recently. You’ll often have to pay about $1,200 in legal, appraisal and discharge fees to do this. However,  if you can save more than that in interest, you’re still ahead.
  1. If you have a regular (standard Charge) mortgage and switch lenders, your new lender will usually pick up the legal and appraisal fee if you go for a three-year term or longer. But you’ll still be on the hook for your old lender’s “assignment” fee (about $250 or more in most provinces).
  1. Here’s a simple mortgage rate comparison calculator to see if switching lenders will save you more than your closing costs.
  1. Some lenders will allow you to include up to $3,000.00 of closing costs into the new mortgage, even if you don’t refinance. That way, you don’t have to be out of pocket for things such as appraisal fees, discharge fees, and mortgage penalties.
  1. If you switch lenders with an insured mortgage that you got before Oct. 17, 2017, “the mortgage rate stress test requirement does not apply,” CMHC says. In other words, some lenders will only make you prove you can afford payments based on their discounted five-year fixed rate (e.g., 3.19 per cent) instead of the Bank of Canada’s posted five-year fixed rate (e.g., 5.34 per cent). Mortgage brokers know who these lenders are.
  1. If your property is valued over $1-million-they cannot be default insured. But if you switch a mortgage on a home that was worth less than $1-million, you may still be able to get insured rates. However, the home must be insured. Also,  the property value must rise to more than $1-million.

These “escape clauses” will result in big banks losing more insurable customers at renewal since the values of homes escalated over the years. Therefore, as more and more people refinance their debt, those mortgages are no longer insured mortgages.  These are borrowers who might have too much debt to include in their mortgage. Thus, they won’t qualify under the Office of the Superintendent of Financial Institutions’ new uninsured mortgage stress test. In other words, that rule could keep about one in 10 borrowers at the mercy of their bank. The reason is that they can no longer switch lenders to save money.

Non-bank lenders which are used by mortgage brokers have been experiencing an increase in their transfer (“switch”) mortgage applications.

If you need some help navigating through these options or need some advice, please contact me at devonjones@sunlitemortgage.com or 1-877-385-6267 ext. 103

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