Fighting Delays, Building Faster Act, 2025 — Explained Simply

Ontario just passed Bill 60, also known as the Fighting Delays, Building Faster Act. There’s been a lot of noise, protests, headlines, and mixed opinions — and if you’re buying, selling, or investing, you’re probably wondering what this actually means for you.

Don’t worry. Here’s the clear, simple breakdown in plain English.


🏡 Why Bill 60 Matters

Housing affordability has been a huge challenge across Ontario. Prices keep climbing, rent is tougher to manage, and a lot of people feel like homeownership is slipping further away. Bill 60 is the government’s latest move to increase supply, speed up construction, and address rental-housing delays.

Some groups love it, others hate it — but here’s what’s actually changing.

🔹 Faster Approvals & More Housing Supply

One of the biggest goals of Bill 60 is to speed up development.

This means:

→ Faster approvals on new builds

→ Fewer delays between planning and construction

→ Clearer rules for developers

→ More transit-oriented communities

In simple terms: the province wants homes built quicker so there are more options for buyers and renters down the road.

🔹 Major Changes to the Landlord and Tenant Board (LTB)

This is where things get heated.

Bill 60 introduces significant changes to the LTB — something the real estate industry has been pushing for because the backlog has been overwhelming for years.

The bill will:

→ Speed up hearings

→ Improve the rent-arrears process

→ Make adjudication more efficient

→ Reduce long delays for both landlords and tenants

These updates are meant to make the system faster and fairer — but tenant groups argue it could make evictions easier. So expect ongoing debate and attention on rental housing.

🔹 Development Charges & Costs

TRREB welcomed the changes to development charges (DCs), because the old system created a lot of inconsistencies and delays.

Bill 60 aims to:

→ Standardize how cities calculate DCs

→ Increase transparency

→ Improve accountability on how funds are used

→ Reduce disputes between builders and municipalities

The idea is to reduce uncertainty and lower the cost of delivering new housing — which can help with affordability.

🔹 Municipal vs. Provincial Power

The bill gives the province more authority over planning decisions. Some cities aren’t happy about this.

What this means for you:

→ More consistency and faster approvals

→ Fewer municipal barriers that slow down construction

→ More projects moving forward sooner

But cities like Toronto and Hamilton worry this weakens tenant protections and local control.

🔹 So… Will This Make Housing Cheaper?

Not overnight — but the intention is to move in that direction.

More supply + faster construction = more options in the future.
But affordability still depends on:

→ Interest rates

→ Construction costs

→ Government incentives

→ Supply actually reaching the market

TRREB is also pushing for expanded HST rebates on new homes, which could help buyers down the road.


✨ My Take

Bill 60 brings big changes — some helpful, some controversial — but overall, it pushes Ontario toward building faster and fixing long-standing delays in the rental and development system.

For homeowners, buyers, and investors, the key takeaway is this:

The market is shifting. More supply will come. Processes will speed up. And opportunities will open — especially if you stay informed.

If you want to know how these changes affect your purchase, sale, or investment plans, I’m always here to walk you through it.

From Loan to Home — Your Trusted Path to Ownership. 🏡

When you’re starting your home-buying journey, you’ll hear two terms a lot: mortgage pre-qualification and mortgage pre-approval. They sound similar, but they’re not the same — and understanding the difference can save you stress, time, and even money.

As someone who works in both mortgages and real estate, I see the confusion all the time. So here’s a simple breakdown to help you make confident decisions from the very beginning.

What Is Mortgage Pre-Qualification?

Think of pre-qualification as a quick first look at what you might be able to afford.

It’s usually a simple conversation. You share your income, debts, and basic financial info. There’s no document verification and often no credit check. It gives you a rough estimate, not a guaranteed number.

👉 Great for: early budgeting, just exploring your options, or seeing if homeownership feels within reach.

👉 Not great for: making offers or house shopping seriously.

What Is Mortgage Pre-Approval?

This is the real deal — the step that shows sellers and agents you're ready.

You submit actual documents: income proof, employment letters, down payment evidence, credit history, etc.

A lender reviews everything and confirms how much you qualify for.

You get a written pre-approval, valid for about 90–120 days (depending on the lender).

This includes a rate hold, which can protect you from rising interest rates.

👉 Great for: serious home shopping, making competitive offers, and knowing your true price range.

👉 Must-have if you’re ready to buy and want to avoid any last-minute surprises.

Why Does It Matter?

Because in today’s market — especially here in Ontario — being prepared makes all the difference.

So Which One Do You Need?

If you’re just browsing, a pre-qualification is fine.

But if you’re serious about buying — especially in a competitive market — a pre-approval is the smartest move. It gives you confidence, clarity, and leverage.

Need Help Getting Started?

Whether you're buying, selling, or exploring your financing options, I’m here to guide you through every step. From loan to home - Your trusted path to ownership starts with a conversation. 🏡

Feel free to reach out anytime if you want to start your pre-approval or have questions!

When you’re looking at mortgage options, you’ll hear the words insured and insurable — and they sound almost the same, right?

But they’re actually two different things, and knowing the difference can help you get a better rate.

Let’s break it down in the easiest way possible.

✅ What Is an Insured Mortgage?

This is a mortgage where you put less than 20% down, so the lender requires default insurance.

Here’s what it means for you:

You pay a mortgage insurance premium (added to your mortgage).

The house price must be $1 million or under.

The amortization max is 25 years.

Because it’s insured, lenders offer the lowest rates.

Who this is good for:

First-time buyers

Anyone with a smaller down payment

Buyers who want the best rate possible

✅ What Is an Insurable Mortgage?

This is for people who put 20% or more down, BUT the mortgage still meets all the rules to be insured in the background.

The big difference: You don’t pay the insurance — the lender does.

What this means for you:

You still get better rates than an uninsured mortgage

The home price must still be $1 million or under

Max 25-year amortization

You don’t pay any insurance fee

Who this is good for:

Buyers with 20%+ down

Anyone looking for a lower rate without paying insurance

⭐ The Simple Difference

Think of it like this:

Insured Mortgage

➡ You put less than 20% down

➡ You pay the insurance

➡ Lowest rates

Insurable Mortgage

➡ You put 20% or more down

➡ Lender pays the insurance

➡ Low rates, but not as low as insured

✔️ Why This Matters

Choosing the right type can:

→ Save you money on interest

→ Help you qualify more easily

Make sure you’re getting the best rate for your situation

And don’t worry — you don’t have to figure this out alone. That’s what I’m here for.

From Loan to Home — Your Trusted Path to Ownership. 🏡

If you’re thinking about buying your first home or looking at new construction, this is great news for you. Canada has finally updated the mortgage rules, and for the first time in years, buyers are getting a real boost in affordability.

Let’s break it down in simple, easy-to-understand terms so you know exactly how this can help you or your clients.

So, What Actually Changed?

✔ 30-Year Amortization for First-Time Buyers

If you’re buying your very first home, you can now stretch your mortgage over 30 years instead of the usual 25.

Why does that matter?

Lower monthly payments = easier budgeting + a little extra breathing room.

This applies even if you're buying a resale home — not just new construction.

✔ 30-Year Amortization for New Construction (For Everyone!)

This is a big one.

If you're buying new construction, you don’t have to be a first-time buyer to qualify for a 30-year amortization.

This helps:

→Growing families

→Investors

→Move-up buyers

Anyone who wants a newly built home with smaller monthly payments

✔ Insured Mortgage Limit Increased to $1.5 Million

Homes up to $1.5M can now qualify for insured mortgages with less than 20% down.

This is especially helpful in areas like the GTA, where prices are much higher and buyers were stuck because of the old $1M cap.

✔ A Small Premium Surcharge

Because a longer amortization is considered higher risk, there is a small insurance premium added.

But for many buyers, the reduced monthly payment is worth it.

Why These Changes Matter

The government introduced these updates to:

→Make homeownership more affordable

→Help first-time buyers get into the market sooner

→Encourage more new construction

→Reflect today’s reality of higher home prices

Overall, this gives buyers more flexibility, more buying power, and more options.

What Buyers Should Keep in Mind

A longer amortization means paying more interest over time

Not all lenders may offer 30-year options right away

These rules apply only to insured mortgages (less than 20% down)

But for many people, this change can make the difference between “maybe someday” and “I can actually buy now.”

Final Thoughts

This update is a game-changer for buyers in 2025. Whether you’re stepping into your first home or exploring new construction, these expanded amortization options can make homeownership feel much more realistic and far less stressful.

If you ever need help understanding your options — or you just want someone to walk through the numbers with you — I’m always here.

From Loan to Home — Your Trusted Path to Ownership. 🏡

There’s finally a little good news on the economic front — Canada’s inflation rate eased to 2.2% in October, down from 2.4% the month before.

But before we assume lower mortgage rates are coming again soon — here’s what you need to know.

📉 Inflation Is Down, But Not “Mission Accomplished”

Economists agree this cooling trend was expected.

However — it’s not low enough or consistent enough for the Bank of Canada to take more action... yet.

The Bank paused rate cuts at 2.25%, which is still the lowest we’ve seen in 3 years — and they want to see inflation keep falling before touching rates again.

🏡 Real Estate Activity Is Picking Up

Even without new cuts, the market is responding:

✔️ Home sales up 0.9% in October

✔️ More buyers returning as borrowing costs settle

✔️ Slight confidence boost across Ontario + GTA markets

People are starting to re-enter — but wisely and slowly.

💸 The Dollar Is Weaker — Here’s Why That Matters

The Canadian dollar slipped to 71 cents US after the inflation update.

A weaker loonie can:

Increase the cost of imported goods

Affect consumer spending

Shift investment decisions

But for real estate? This kind of movement doesn’t create shock-waves — more like a background influence.

🔍 What I’m Watching Closely

Inflation trends into December

Bank of Canada tone in upcoming statements

Mortgage lenders making quiet rate adjustments

Buyer activity in the GTA and surrounding markets

Stability is slowly replacing uncertainty — and in real estate, that creates opportunity.

Thinking About Your Next Move?

Whether you’re buying, selling, or planning ahead — staying informed is key.

If you’re curious how this affects your real estate goals, I’m here to help you navigate it.

Let’s talk strategy — no pressure, just perspective.

From Loan to Home — Your Trusted Path to Ownership. 🏡

Let’s clear this up once and for all — you do NOT need 20% down to buy a home in Ontario.
It’s one of the biggest myths holding people back from becoming homeowners — especially first-time buyers in today’s real estate market.

Today, I’m breaking down: 

✔️ What you actually need for a down payment
✔️ How mortgage rules work in Ontario
✔️ Real options to buy sooner — even with 5% down

💰 What Is the Minimum Down Payment in Ontario?
Good news: 20% down is NOT the rule.

Here’s what CMHC and Ontario mortgage guidelines actually require:

For homes up to $500,000 

→ Minimum down payment: 5%

For $500,000 to $999,999 

→ 5% on the first $500K 

→ 10% on the remaining amount

For homes $1,000,000+ 

→ Minimum down: 20% 

(No insured mortgage options for $1M+ homes)

📊 Ontario Down Payment Example
Let’s say you're buying a $700,000 GTA home:

5% of $500,000 = $25,000
10% of $200,000 = $20,000
Total: $45,000 down payment

That’s far less than 20% ($140,000)!

This is how thousands of first-time home-buyers in Ontario are getting into the market right now.


🏦 What About CMHC Mortgage Insurance?
If you buy with less than 20% down, your mortgage will be insured through:

→ CMHC
→ Sagen
→ Canada Guaranty

This lets you:

✔️ Buy a home with 5% down
✔️ Qualify with smaller savings
✔️ Have access to insured mortgage rates

The premium gets added to your mortgage — not paid upfront.

❌ Myth: “I Have to Save 20% Down”

✔️ Truth: That’s Optional

Waiting for 20% down often means:

→ Higher home prices later

→ More money spent on rent

→ Lower purchasing power

→ Missing out on equity growth

Most first-time buyers in Ontario are buying with 5% down or 10% down — and building equity sooner.

🧠 How First-Time Buyers Are Getting Approved Today
There are more ways to become a homeowner than ever.
Here are some legit strategies many buyers are using right now:

✔️ First Home Savings Account (FHSA)
✔️ RRSP Home Buyers’ Plan
✔️ Gifted money from family
✔️ Co-ownership with parents or partner
✔️ Buying a condo or townhouse first (entry-level)

These options are fully recognized by Ontario lenders, banks, and mortgage brokers.

💡 Should You Still Aim for 20% Down?

Sometimes, yes — if:
- You're buying a $1M+ home
- You want lower monthly payments
- You want to avoid CMHC insurance premium

But if waiting sidelines you?

👎 It may cost more in the long run.

✨ Final Word

Don’t let the 20% down payment myth discourage you.

With the right plan, you can become a homeowner in Ontario with:

5% down
10% down
Or a mix of savings, RRSPs, and gifted funds

📍 Ontario Real Estate + Mortgage Expert
If you'd like a personalized down payment plan — based on your income, credit, and timeline — I can run the numbers for you.

As both a Realtor & Mortgage Agent, I help you:

➡️ Get pre-approved
➡️ Understand your options
➡️ Buy with confidence

No pressure — just clarity.

From Loan to Home — Your Trusted Path to Ownership. 🏡

The 2025 federal budget is here, and yes… it’s full of tax cuts, credits, rule changes and government vocabulary nobody actually speaks. So let’s break it down in real, easy language — and talk about what actually matters for Ontario buyers, sellers, and homeowners.


💰 1. A Small Tax Cut = A Little More in Your Pocket

The lowest tax rate is dropping:

2025: 15% → 14.5%

2026 and after: 14%


🏡 Why this matters:

A tiny bit more take-home pay can help:

→ Boost savings for a down payment

→ Improve mortgage affordability

→ Give homeowners a little breathing room

It’s not life-changing, but in today’s market?
Every little bit helps.


🛠️ 2. Renovation Credits Changing (Deadline: End of 2025)

Right now, certain accessibility or medical home renos can be claimed under two tax credits at once.
That ends January 1, 2026.

🏡 Why this matters:

If you’re renovating for aging parents, accessibility, or multi-generational living:

→ 2025 is your last year to maximize both credits

→ This may influence your reno plans or budget

→ Accessibility upgrades often help resale value too


❤️ 3. New Support for Personal Support Workers (PSWs)

PSWs get a refundable tax credit (up to $1,100) from 2026–2030.

🏡 Why this matters:

Many PSWs in Ontario are first-time buyers or supporting multi-generational homes.
A small tax credit = a little more room to save and plan confidently.


🪨 4. Clean-Tech + Mining Investors Get New Incentives

More minerals qualify for a 30% exploration tax credit.

🏡 Why this matters:

Mostly for investors:

→ If your investment income helps with future home plans, this could be a bonus — but some may face higher taxes under minimum tax rules.


🧾 5. Trust Rules Are Getting Tighter

Loopholes that let people shift property around in trusts to delay taxes are closing.

🏡 Why this matters:

If your family uses a trust for cottages, rentals, or estate planning, talk to your accountant — this could affect long-term real estate decisions.


🚫 6. Underused Housing Tax (UHT) Is Gone

Starting in 2025, the tax on vacant/underused homes owned mostly by non-residents is officially eliminated.

🏡 Why this matters:

→ Less paperwork and confusion

→ More predictability for non-resident condo owners

→ Slightly smoother environment for foreign property investors

Not a huge market changer, but definitely cleaner.


✈️ 7. Luxury Tax Updates

The luxury tax on boats and planes ends after Nov 2025 but luxury vehicles still have it.

🏡 Why this matters:

Not real estate–specific, but higher-income buyers might feel this within their overall financial planning.


👵 8. RRIF Withdrawals: No Change

Retirees were hoping for more flexibility, but minimum withdrawals stay the same.

🏡 Why this matters:

For seniors thinking about downsizing, refinancing, or using home equity — nothing changes for now.


🏭 9. Support for Manufacturing = Possible Local Job Growth

Businesses can now deduct 100% of certain manufacturing building costs until 2030.

🏡 Why this matters:

More investment → more jobs → stronger local housing demand, especially in Ontario’s manufacturing cities.


🧑‍💻 10. CRA May Auto-File Some Taxes

Possibly starting in 2026 — if CRA already has all your income info and you haven’t filed in 3 years.

🏡 Why this matters:

This helps:

→ Renters saving for a down payment

→ Newcomers

→ Low-income Canadians accessing benefits they’re missing

More financial stability = stronger long-term housing readiness.


📝 11. Bare Trust Filing Delayed

Bare trust reporting now starts in 2026.

🏡 Why this matters:

This includes situations like:

→ Parents added to title to help qualify for a mortgage

→ Property shared with family

→ Informal ownership arrangements

You get one more year before the paperwork begins.



🎯 Final Thoughts (Straight Up)

This budget isn’t dramatic — but it’s steady, simple, and generally positive:

→ A little more money in Canadians’ pockets

→ Fewer headaches for homeowners

→ Some clarity for investors

And small boosts for workers who support our communities


In a high-cost, high-stress market, small changes can still make a real difference.

If you’re thinking about buying, selling, refinancing, renewing, or investing, I’m here to help you plan your next move with confidence.

Just reach out — I’ve got you.

From Loan to Home — Your Trusted Path to Ownership. 🏡

Canada’s latest construction numbers tell an interesting story.

Building permits — a key sign of what’s coming to the housing market — fell 5.4% in the third quarter, even after a small rebound in September.

In short? Builders are slowing things down as we move toward the end of the year.

If you’re thinking about your next move — whether it’s buying, selling, or refinancing — let’s talk about how to position yourself for success.

From Loan to Home — Your Trusted Path to Ownership. 🏡

💬 Let’s Break It Down Simply

Canada’s latest job report brought some surprising news — the economy added 67,000 jobs in October, and the unemployment rate dipped slightly to 6.9%.

Sounds great, right?
Yes — but most of those jobs were part-time, and total hours worked actually fell a little.

That means the job market is steady, not booming. It shows the economy is holding together but still facing challenges — especially in Ontario, where unemployment is slightly higher at 7.9%.


🏦 What This Means for Mortgage Rates

Because the job market isn’t running too hot or too cold, the Bank of Canada is likely to keep interest rates on pause for now.

✅ Good news for anyone buying, renewing, or refinancing — rates should stay fairly stable in the short term.

This gives you a small window to plan your next move — whether that’s getting pre-approved, exploring your options, or locking in a rate before any changes come in 2026.


💼 What Lenders Are Watching Right Now

Even though job numbers are improving, many of those roles are part-time or contract-based. Lenders notice that. They’re paying closer attention to income stability when reviewing applications.

If your job is hourly, contract, or self-employed — don’t worry.
It just means being prepared matters more than ever.

💡 Tip: A mortgage pre-approval shows exactly where you stand and protects your rate while you shop.



🏘️ Ontario’s Housing Market: Steady with a Side of Optimism

In Ontario, buyers are cautious but still active. Some are waiting for rate cuts, while others are jumping back in now that things feel more balanced.

Many families are exploring refinance options to lower payments or free up cash flow. At the same time, more first-time buyers are re-entering the market, taking advantage of this pause in rate hikes.


🤝 How I Can Help

As both a licensed mortgage agent and real estate professional, my goal is to make the process smooth from rate shopping to home shopping.

Here’s how I can support you:

✨ Explain how economic trends affect your mortgage options

✨ Help you decide between fixed or variable with confidence

✨ Strengthen your mortgage application for approval success


Whether you’re buying, renewing, or refinancing, I’ll help you find a mortgage that fits your life today — and your goals tomorrow.


💬 Ready to Talk About Your Next Move?

Let’s connect and explore your options.
Together, we’ll turn today’s market conditions into your opportunity.

From Loan to Home — Your Trusted Path to Ownership. 🏡

With the Bank of Canada’s recent rate cut, many Ontario buyers are wondering:

👉 Should I lock in a fixed rate or go variable?

Let’s keep it simple 👇

How to Decide….

👉 Your best option depends on your goals, comfort with risk, and long-term plans.

👉 A mortgage isn’t one-size-fits-all — it’s a strategy designed around you.

As both a real estate and mortgage professional, I help clients look beyond the rate and find the structure that truly fits their lifestyle and financial goals.

From Loan to Home — Your Trusted Path to Ownership.

💬 Ready to explore your options? Let’s connect and find your best path forward.

Dreaming of stepping through the door of your very own home? The Ontario government is making that dream closer than ever!

They’re proposing to rebate the full 8% provincial HST on new homes up to $1 million — that’s a potential $80,000 in savings right off the top!

And if the federal government’s plan to remove their 5% HST goes through, you could be looking at a combined savings of up to $130,000! 💰

Here’s the catch (a good one!): this limited-time incentive applies to first-time home-buyers whose home construction begins before 2031. So if you’ve been waiting for the perfect time to buy, this could be your sign.

🌟 Don’t let this opportunity pass you by — call me today and let’s make your first home a reality!

​We're seeing sales drop 9.5% while new listings are up 2.7%. That means you have a wider selection and serious negotiating muscle. Plus, the average selling price has eased down to $1,054,372 (that's 7.2% lower than last year!). It's a great time to be house hunting, especially with those lower mortgage rates helping your budget feel a little cozier.

Ready to find your treasure? Whether you're a buyer looking to capitalize on the price drop or a homeowner ready to sell strategically in this high-inventory environment, I'm your guide. Let's talk about getting you the perfect financing and turning this market shift into your biggest success!