Kevin Singh Dhaliwal - Mortgages

Kevin Singh Dhaliwal - Mortgages Residential | Commercial | Business

Your lender just asked for a "Phase 1 ESA." Here's what that actually means. 👇Buying commercial property in Canada almos...
08/25/2026

Your lender just asked for a "Phase 1 ESA." Here's what that actually means. 👇

Buying commercial property in Canada almost always means an Environmental Site Assessment somewhere in the process. Most buyers find out what that is for the first time when their lender brings it up, usually mid-deal.

Swipe through the 3 phases so you're not caught off guard →

Save this for when you're under contract. Questions on how this affects your financing timeline? DM me.

Kevin Singh Dhaliwal, Mortgage Broker, FSRA #10394
GNE Mortgages, The Mortgage Centre

Two commercial files can look identical on paper — same purchase price, same property, same borrower — and get underwrit...
08/19/2026

Two commercial files can look identical on paper — same purchase price, same property, same borrower — and get underwritten completely differently depending on one thing: who's going to occupy it.

If your business runs out of the building, the lender is reading your business's cash flow. If tenants pay the rent, the lender is reading the property's NOI. Get that mixed up going in and you'll misjudge what you can actually qualify for.

Swipe through how each one is actually assessed, plus the one mistake that trips up almost every owner-occupied buyer.

Working through a purchase and not sure which category your deal falls into? Send me a DM.

Three costs that regularly catch commercial buyers off guard in Ontario — not because they're hidden, but because people...
08/15/2026

Three costs that regularly catch commercial buyers off guard in Ontario — not because they're hidden, but because people plan around the purchase price and forget these sit outside it.

Land transfer tax comes straight out of your equity at closing, and if you're buying in Toronto, you're paying it twice. HST generally applies to commercial real estate, and even when you can recover it, the rebate takes 4–8 weeks — plan your closing cash flow like it isn't there yet. And if the property has any industrial history, budget for a Phase 1 Environmental Site Assessment before you even get to the mortgage conversation.

None of these show up on the purchase agreement. All of them show up on your closing statement.

Budgeting for a commercial purchase and want a full closing-cost picture before you make an offer? Send me a DM.

Most people walk into a commercial mortgage conversation thinking about LTV. Lenders are thinking about four numbers, an...
08/12/2026

Most people walk into a commercial mortgage conversation thinking about LTV. Lenders are thinking about four numbers, and your approved loan is whichever one is tightest — not whichever one sounds best.

Swipe through: DSCR, LTV, debt yield, and loan-to-cost, and how each one can quietly cap what you can borrow.

If you're planning a commercial purchase or refinance in Ontario, run your numbers against all four before you go to a lender — not just the one that looks the strongest on paper.

Questions about your specific deal? Send me a DM.

The bank doesn't decline you. Their formula does.Self-employed, write-offs, bruised credit, income that doesn't fit neat...
07/21/2026

The bank doesn't decline you. Their formula does.
Self-employed, write-offs, bruised credit, income that doesn't fit neatly on a T4: the bank's calculator says no before a human ever reads your file.
Private lenders read the file differently. They look at the equity in the property, the exit strategy, and the story behind the deal. If those three make sense, income is not the dealbreaker the bank made it out to be.
Turned down on income? Send me the details. Takes me 10 minutes to tell you if the file can fund.
Kevin Singh Dhaliwal | Mortgage Broker, FSRA #10394 | GNE Mortgages, The Mortgage Centre
ksdmortgages.com

You found the perfect house. It closes June 1. Your current home sells, but it closes July 15.Six weeks apart. Two closi...
07/10/2026

You found the perfect house. It closes June 1. Your current home sells, but it closes July 15.
Six weeks apart. Two closings. One down payment stuck inside a house you haven't been paid for yet.
That's what a bridge mortgage is for. It borrows against the equity in your current home so you can close the new one on time. Short term, interest only, and it pays itself out the day your sale closes.
No panic, no lost deposit, no begging the other side for an extension.
Closing dates don't line up? DM me before you sign anything.
Kevin Singh Dhaliwal | Mortgage Broker, FSRA #10394 | GNE Mortgages, The Mortgage Centre
ksdmortgages.com

JUST FUNDED: $450,000 second mortgage in Mississauga.The homeowner's bank said no. Income didn't fit the box. But the pr...
07/08/2026

JUST FUNDED: $450,000 second mortgage in Mississauga.
The homeowner's bank said no. Income didn't fit the box. But the property had the equity, the exit was clean, and the file made sense.
Funded through private capital and closed in 6 days.
This is what most people don't know: a bank decline is the end of one conversation, not the end of your options.
Have a deal that needs to move fast? DM me or reach out through ksdmortgages.com.
Kevin Singh Dhaliwal | Mortgage Broker, FSRA #10394 | GNE Mortgages, The Mortgage Centre

The number that should scare you isn't today's rate. It's where rates sit when your term ends.A 25-year amortization is ...
07/08/2026

The number that should scare you isn't today's rate. It's where rates sit when your term ends.
A 25-year amortization is NOT a 25-year loan. Your payment is spread over 25 years — but your term might only be 5. At maturity, the entire balance reprices at whatever the market's doing then.
Smart commercial borrowers stress-test the renewal, not just the closing.
Buying commercial this year? Comment "RENEWAL" and I'll show you how to pressure-test the deal before you sign.

Construction lenders don't lend on what your project will be worth. They lend on what it COSTS.Two different worlds: res...
06/12/2026

Construction lenders don't lend on what your project will be worth. They lend on what it COSTS.
Two different worlds: residential runs on loan-to-value (appraised price), construction runs on loan-to-cost — land plus hard costs plus soft costs. Most lenders fund a slice of that total. The rest is your equity.
Misread this and your project is short before you've poured a foundation.
Planning a build? Comment "COST" and I'll send you the breakdown of how to budget your equity properly.

First-time builders assume the lender hands over the full loan on day one. They don't.Construction money releases in DRA...
06/09/2026

First-time builders assume the lender hands over the full loan on day one. They don't.
Construction money releases in DRAWS — chunks tied to milestones: foundation, framing, drywall, completion. An inspector confirms each stage before the next payment comes.
Which means you need enough of your OWN cash to carry the build to the first draw. Run dry mid-project and the whole thing stalls.
Building this year? Comment "DRAWS" and I'll walk you through mapping your cash flow before you break ground.

Address

409 Matheson Boulevard East
Mississauga, ON
L4Z2H2

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Tuesday 8am - 6pm
Wednesday 8am - 6pm
Thursday 8am - 6pm
Friday 8am - 6pm
Saturday 8am - 6pm
Sunday 8am - 6pm

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+16478023738

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