Danielle Hardie Mortgages

08/10/2026

Changes to NON-RESIDENT Deed Transfer Tax

The Province is making some administrative changes to the non-resident deed transfer tax to help support people who are moving to Nova Scotia permanently.

The tax is paid by property buyers who do not live in Nova Scotia and purchase residential property with three units or less. Buyers who become residents of Nova Scotia within six months are exempt, and the following changes to the tax guidelines support those moving to the province:

extending the timeline to provide proof of residency to one year from six months
clarifying the circumstances for extensions to the proof-of-residency timeline
exempting property that has been willed to a non-resident after a death
extending the time frame to apply for a refund of the tax to two years from one year
providing the option for refunds to be paid to legal representatives.
“We want to encourage people to move to Nova Scotia, and many do – but for others, sometimes life gets in the way, and the move takes a bit longer than expected,” said John Lohr, Minister of Finance and Treasury Board. “These changes address real-life situations that have come up over the past few years. Our goal is to make it easier for those who intend to move here and build a life in Nova Scotia.”

The non-resident deed transfer tax remains at 10 per cent. The Province created the tax in 2022.

07/15/2026

Bank of Canada announcement was there is no change to the Prime rate. This is great news for anyone with a variable mortgage or lines of credit.

04/28/2026

Before You Add Your Kids to Your Home Title… Read This 👇

I hear this all the time:
“I’ll just add my child or grandchild to the deed. It’ll make things easier later.”

In reality? It often creates bigger problem, especially when it comes to taxes and future home buying.

Here’s what can go wrong:

🚫 They may lose first-time home buyer status
Even if they’ve never lived in the home, being on title can disqualify them from key incentives and rebates.

💸 Capital gains tax becomes very real
In Canada, your principal residence is tax free but theirs might not be.

If they don’t live in the home:

Their share is treated like a secondary property
When the home is sold, their portion may be taxed
50% of the gain is taxable at their rate.

👉 I’ve seen situations where one owner wants to sell… but another can’t afford the tax bill.

⚠️ You lose full control
Once they’re on title, you may need their approval to sell or refinance.

📉 Their problems can become your problem
Divorce, lawsuits, or debt issues can put their share of your home at risk.

👨‍👩‍👧‍👦 Multiple owners = potential conflict
Disagreements about selling, costs, or who gets what happen more often than you’d think.

🏦 It can hurt their ability to buy their own home
Being on title can impact their borrowing power and mortgage eligibility.

🧾 It doesn’t always “simplify” your estate
This move can trigger tax issues and override what your will actually says.

Bottom line:
This isn’t a simple shortcut,it’s a legal and tax decision that can cost your family later.

Have the conversation before you make the change.

If you’re thinking about this and want to understand the impact, send me a message.

03/18/2026

The Bank of Canada holds it's policy rate which means the Prime lending rate stays the same. This affects variable rates and line of credit rates as they are tied together. The fixed rates have been increasing as they directly relate to the bond market. If you have questions about rates please reach out.

You know what else is rising???? The price of fuel! This may have Halifax begging for more bike lanes 🤣🚲🛴

03/12/2026

New listing to check out!

🏡 New Listing – 40 Sugar Maple Drive!

Looking for a home where you can cook, relax, entertain… and still have room to hide from your kids for five minutes? This well-maintained semi in Timberlea might be the one.

The main floor features a bright living room with a big bay window, a renovated kitchen that opens to the dining area (because walls are overrated), and patio doors leading to a great deck and fully fenced backyard—perfect for BBQs, pets, or pretending you enjoy yard work.

Upstairs you’ll find 3 bedrooms, including a primary with a walk-in closet and direct access to the bathroom. Downstairs adds even more space with a rec room, den, storage, and a brand-new second full bathroom—because sharing one bathroom is a risky lifestyle choice.

Just minutes from Sobeys - Timberlea Village Parkway, Brunello Estates Golf Course, and everything at Bayers Lake Business Park.

📩 Want to see it before someone else claims the deck for their summer BBQs? Send me a message and let’s book your private viewing!

02/10/2026

Coming soon is my mini podcast with Eric Holman Real Estate Consultant. We discuss how people can buy a single family home and make it 2 units. Thanks for having me on.

02/05/2026

There is lots of chatter about the province’s new 2% down payment mortgage for first time homebuyers. I am excited to give my thoughts on this, but can’t until we have more details. The province released the program and provided links on their website to the wrong lender. The lender anticipates having more information by February 10. Smooth roll out so far 😂
Questions we need to know to see if this program will help or hinder buying your first home.
1. What will the rate be?
2. Can the amortization go to 30 years?
3. Will you have the option of fixed or variable?
4. How will this be registered on title?
5. How long will it take to get approval?
6. What are the terms that the province could potentially take your home under?
7. Will you be limited to this one lender when the mortgage is up for renewal?
8. Will there be any changes to the existing Nova Scotia Down Payment Assistance Program that is available and has helped many people buy their first home?

When I have these answers I will share.

If you are looking to buy a home please ensure you are fully informed of all options.

02/04/2026

Check out this new program for 2% Downpayment! Reach out to me for any questions.

News release New First-Time Homebuyers Program Reduces Minimum Down Payment 3 February 2026 | 10:27 AM Growth and Development housing Under the First-time Homebuyers Program, the required down payment is two per cent of the purchase price, less than half the usual minimum. (Province of Nova Scotia /...