The Financial Collective - Stephen Green

10/16/2026

Car loans just passed credit cards as the debt Canadians are falling behind on.

Bank of Canada data shows 0.87% of auto loans are now 90+ days behind. Credit cards sit at 0.80%, nearly double where they were in early 2021.

Here’s the honest scale. Mortgage arrears are still just 0.23%. The vast majority of Canadians are paying on time. This isn’t a crisis. It’s a signal.

Why it matters to me: missed car and card payments usually show up before mortgage trouble does. And they show up on your credit report before you ever apply.

If you’re buying or renewing in the next year, let’s look at the whole picture first. Sometimes the right move is to clean up the car loan and wait. If that’s you, I’ll tell you.

Send me a message and we’ll look at your full picture together.

10/16/2026

Variable rate with a fixed payment? Your mortgage may have a trigger rate: the point where your payment no longer covers the interest.
If rates rise past it, lenders may require a payment increase or a lump sum. Not every variable mortgage works this way, so check yours.
Save this and ask your lender for your trigger rate. DM “RENEW” and I will help you read your mortgage.
Stephen Green, Mortgage Broker — The Financial Collective | Better Mortgage Choice, FSRA Lic. 13496

10/16/2026

Love seeing our clients win! Check out what just came into our inbox:

Another 5-star Google review in the books! ⭐⭐⭐⭐⭐

In today’s changing Canadian real estate market, securing the right home financing requires more than just a transaction—it takes a personalized strategy. Whether you are navigating your first home mortgage, looking into a strategic home refinance, or expanding your property investment portfolio, my goal as a Mortgage Broker is to provide a seamless, stress-free experience from start to finish.

A massive thank you to my incredible clients for your continued trust and loyalty.

🏠 Ready to unlock your financial options? Let’s connect today.

Book a call: https://www.thefinancialcollective.ca/contact-8?utm_source=facebook&utm_medium=social&utm_campaign=reviews

Stephen Green, Mortgage Broker — The Financial Collective | TFC The Financial Collective Ltd. In Partnership with Better Mortgages — FSRA Licence 13496

10/15/2026

The Bank of Canada hasn’t moved since last October. Fixed rates did anyway. The best 5-year fixed rates in Canada have climbed from about 3.8% to about 4.5% this past year. That’s the bond market, not the central bank. For scale: that’s still well below the 5.8% peak in late 2023. On a $500,000 mortgage over 25 years, the move works out to roughly $200 a month. Real money, not a crisis. Variable has stayed near 3.5%, but cheaper today doesn’t automatically mean better over five years. It depends on your cash flow, your plans, and how much payment risk you can live with. Renewing in the next year? Send me a message. I’ll look at your whole picture, and if waiting is the right move, I’ll tell you that.

10/15/2026

If you took a variable mortgage, who's actually watching it for you?

When fixed and variable move in different directions, timing matters. Many lenders let you convert a variable to a fixed term for your remaining term — but only if someone flags the right moment. A client recently told me he didn't think anyone actually followed through on that.

In Season 6, Episode 21 of The Green Effect Podcast, I explain why monitoring your variable shouldn't be left to chance.

Watch on YouTube or listen on Apple Podcasts and Spotify — search "The Green Effect Podcast." If it's useful, subscribe and leave a five-star review so more Canadian homeowners can find the show.

DM me WATCH and I'll review your current mortgage with you.

Stephen Green, Mortgage Broker — The Financial Collective | Better Mortgage Choice, FSRA Lic. #13496

10/15/2026

Renovators and builders: the quote is ready, but your client's bank won't lend on the project.

The Blueprint Build Plan finances basement suites, garden homes, additions and rebuilds on the property's finished value, paid out in stages as the work is inspected.

Two-page guide for builders, including how the draws and holdbacks work:
https://www.thefinancialcollective.ca/construction-mortgage

Illustrative only and subject to lender approval and final terms.

A construction and renovation mortgage sized on what the property will be worth once the work is done, with the build paid out in inspected draws.

10/15/2026

A short closing date can be a problem even when your finances are strong.
Underwriting, an appraisal, document review and your lawyer’s work all take time, and many lenders ask for roughly three weeks.
If a seller is pushing for a quick close, talk to a broker before you agree to the date. Save this before you make an offer.
DM “FIRST” and I’ll tell you what is realistic.
Stephen Green, Mortgage Broker — The Financial Collective | Better Mortgage Choice, FSRA Lic. 13496

10/15/2026

Canada's housing correction is not one story. It is dozens of local ones.

According to CREA data as of August 2026, national home prices sit roughly 20% below their peak on a seasonally adjusted basis. But that average hides a wide range.

Kitchener is down more than 30% from its peak, and Hamilton, London and Toronto are each down more than 25%. Meanwhile, Regina is at its peak, and Winnipeg, Montreal and Halifax sit only slightly below theirs.

For buyers and sellers, local conditions matter far more than national headlines. A price drop in one city says little about value in another, and the right strategy depends on where you are buying and what you need.

Thinking about buying, selling or moving between markets? Let's look at what the numbers mean for your area and your budget.

This post is for educational purposes only and is not financial advice. Market conditions vary and change over time; speak with a licensed professional about your situation.

Stephen Green, Mortgage Broker - The Financial Collective | Better Mortgage Choice, FSRA Lic. #13496

10/14/2026

Roughly 146,000 Canadians filed a consumer insolvency in the last 12 months. That’s the highest level since the 2009–2010 financial crisis. The second quarter of 2026 was the busiest for filings since 2009. Some honest scale: 99.7% of mortgage holders are still paying on time, and adjusted for population, the insolvency rate actually eased slightly in 2025. This is real pressure, not a sign that everyone is in trouble. What I see behind it is quieter. A renewal comes in higher, a credit card covers the gap, then another card covers that one. If that sounds familiar, I’d rather look at your whole picture now than later, and if the right answer is to leave it alone, I’ll tell you that. Send me a message. Straight answer, no pitch.

10/14/2026

I had a variable rate around 1% when 2022 hit. I felt it too.

Prime went up 4.75% in about 16 months. Plenty of good, qualified borrowers got sticker shock.

Some variable rates start with a 3 again. That can be the right call. I’m not telling anyone to avoid variable.

But know what you’re signing. A fixed-payment variable keeps your payment the same while more of it goes to interest. An adjustable variable changes your payment as soon as prime moves.

Before you pick a rate, we look at the whole picture: your income, your buffer, and what happens if things change. If fixed fits you better, or waiting fits you better, I’ll tell you. Even if it means a smaller deal today.

Not sure which type you have? Send me a message and I’ll walk you through it.