Licensed Mortgage Agent · Ontario

Self-employed? Newcomer? First-time buyer? I find the mortgage the banks won't give you.

As an independent agent with 40+ lenders, I build mortgage plans around your situation, not the bank's checklist. Plain language, honest advice, fast answers.

★★★★★5.0 Google Rating
40+ Lender Partners
FSRA Licensed Agent
Oksana K - Mortgage Agent
40+
Lender Partners
5.0★
Google Rating
FSRA
Licensed Agent
2hrs
Response Time
Sound Familiar?

The mortgage process shouldn't feel like a second job.

Your accountant saved you thousands on taxes last year. Now your bank says you don't make enough to buy a home. You're caught between two systems that don't talk to each other, and nobody seems to know how to fix it.

You found the place. You put in your offer. And now you're refreshing your email every 20 minutes because your mortgage person takes 3 days to respond. The seller's agent is getting impatient. You can feel this slipping away.

Your bank sent a renewal letter. The rate looks fine, but you have no idea if it's actually good. You suspect you're leaving money on the table. But who has time to call 10 different lenders to find out?

Oksana on a client call
A Different Experience

Here's what changes when you work with me.

I work for you, not the bank. I search 40+ lenders to find the mortgage that fits your life instead of forcing you into whatever one institution happens to offer.

You get honest answers within 2 hours.
Text me, email me, call me. You'll never wonder where your file stands or what happens next.
Your situation isn't a problem to solve.
Self-employed income, newcomer status, credit hiccups. I've built files around all of them.
I handle every detail.
Documents, lender negotiations, lawyer coordination, closing prep. You focus on your life.
How It Works

Three steps. No complexity.

01

Book a Free Call

20 minutes about your situation. I explain your options in plain language. No sales pitch, no obligation.

02

I Build Your Plan

I search 40+ lenders for the best rate and terms. You get a clear recommendation with the math to back it up.

03

Close with Confidence

I coordinate documents, lender communication, and your lawyer. You sign the papers. You get the keys.

Real Results

The numbers behind the promise.

Self-Employed Approval
BEFORE
Turned down by their bank due to 'insufficient income' on paper
AFTER
Approved with a lender that uses gross revenue instead of line 15000
I matched them with a business-for-self program that looked at actual bank deposits, not just the tax return their accountant optimized.
Renewal Savings
BEFORE
Client was about to sign their bank's renewal offer at posted rate
AFTER
Saved $8,200+ over a 5-year term by switching to a monoline lender
A 15-minute rate comparison across 40+ lenders found a rate 45 basis points lower. The switch took less than a week.
First-Time Buyer
BEFORE
Confused by conflicting advice, unsure how much they could afford
AFTER
Pre-approved in 48 hours, closed on their first home within 6 weeks
We mapped out their full financial picture, used the RRSP Home Buyers' Plan for their down payment, and found a lender with the best first-time buyer terms.
Representative scenarios based on typical client outcomes. Individual results vary.
Who I Work With

I specialize in the files other brokers call complicated.

First-Time Buyers

You've saved the down payment. Now you need someone to walk you through every step without the jargon or the pressure.

Self-Employed

Your bank sees a tax return. I see a business. I know which lenders look beyond line 15000 and how to structure your file.

Newcomers to Canada

New credit history, unfamiliar system, confusing documentation. I've helped newcomers navigate all of it.

Renewals

Your bank is counting on you being too busy to compare. A 15-minute call with me could save you thousands.

FREE DOWNLOAD

Mortgage Guide: From Application to Closing

Everything you need to know about the mortgage process, qualifying, loan programs, closing costs, and tips to get approved faster.

Client Stories

What my clients say.

"

She made the entire process feel manageable. As a first-time buyer, I had a million questions and she answered every single one with patience. I never felt rushed or talked down to.

Sarah M.
First-Time Buyer · Toronto
"

Being self-employed, I thought getting a mortgage would be impossible. Oksana found me options I didn't know existed and got me approved in under 3 weeks. She understood my file from day one.

David K.
Self-Employed · Mississauga
"

My bank sent a renewal offer. She compared it against the market and saved me over $8,000 over my term. Took her 15 minutes. I'll never auto-renew again.

Priya S.
Renewal Client · Brampton
Before You Decide

Questions I get asked most.

What does a mortgage broker do?+

A mortgage broker works for you, not the bank. I compare options from major banks, credit unions, and alternative lenders across Ontario to find the best mortgage solution based on your needs. I also help you determine what you're comfortable paying, not just what you qualify for. Key benchmarks: GDS (Gross Debt Service) max ~39% of income for housing costs; TDS (Total Debt Service) max ~44% including all debts.

What is the minimum down payment in Ontario?+

5% for homes up to $500,000. 5% on the first $500K plus 10% on the portion up to $1M. 20% minimum for homes over $1M.

Do I need mortgage insurance?+

If your down payment is less than 20%, you'll need insurance through CMHC, Sagen, or Canada Guaranty. This insurance protects the lender and is added to your mortgage.

What is a mortgage pre-approval?+

A pre-approval confirms how much you can borrow, holds an interest rate for up to 120 days, and strengthens your offer when buying a home. This should always be your first step.

What's the difference between fixed and variable rates?+

Fixed rate: same payment and rate for the entire term. Variable rate: rate changes with the Bank of Canada interest rate.

Which is better: fixed or variable?+

It depends on your comfort with risk, market conditions, and your long-term plans. There's no one-size-fits-all answer. I help you choose the right strategy.

What is amortization?+

Amortization is the total time to pay off your mortgage. Most common: 25 years. First-time buyers (insured): up to 30 years.

How long is a mortgage term?+

Your term is the length of your contract, not the full payoff period. Most common: 5 years. Options range from 6 months to 10 years.

Do I pay a mortgage broker?+

In most cases, no. The lender pays the broker. If a fee applies (usually for private or alternative lending), it is always disclosed upfront.

What documents do I need?+

Typically: government ID, proof of income (pay stubs, T4s, Notice of Assessment), employment letter, down payment confirmation, and credit information.

Can I use gifted funds for my down payment?+

Yes. Ontario lenders allow gifted down payments from immediate family members, with a signed gift letter.

What are closing costs in Ontario?+

Expect 1.5%-4% of the purchase price, including legal fees, title insurance, and Land Transfer Tax. In Toronto, buyers also pay a municipal land transfer tax (double tax).

What is the First-Time Home Buyer Land Transfer Tax Rebate?+

Eligible buyers in Ontario can receive up to $4,000 rebate provincially and up to $4,475 extra in Toronto.

Can I pay off my mortgage faster?+

Yes! Most mortgages allow lump-sum payments (typically 10-20% annually), increasing regular payments, and switching to accelerated payment schedules.

What happens if I break my mortgage early?+

You may pay a penalty: 3 months' interest for variable, or an Interest Rate Differential for fixed (which can be much higher).

Can I refinance my mortgage?+

Yes. You can refinance to access home equity, consolidate debt, or lower payments and change terms.

How long does approval take?+

Pre-approval: 1-2 days. Full approval: typically 5-10 business days.

Can I get a mortgage if I'm self-employed or have bad credit?+

Yes. There are options in Ontario including alternative ("B") lenders, private lenders, and stated income programs.

Why use a mortgage broker instead of a bank?+

A bank offers one set of products. A broker offers multiple lenders, more flexibility, and better chances of approval in complex situations.

Is the lowest rate most beneficial?+

Most people focus only on interest rates, but what really matters is flexibility, penalties, and long-term strategy. The right mortgage can save you thousands, not just today, but over years.

I'm Oksana - a licensed mortgage agent in Ontario who specializes in the files the banks won't touch.

Stop waiting for the bank. Start here.

20 minutes. No obligation. I'll walk through your situation and tell you exactly what's possible.

Responding within 2 hours · Next available: this week