Boychuk Mortgages

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Boychuk Mortgages My goal is always to help home owners save as much money as they can on their mortgage, while provid

As a dedicated and accredited mortgage broker based out of the Greater Vancouver area, it is my pleasure and business to ensure my clients are in the most suitable mortgage that supports their needs for today and goals of tomorrow, whilst securing a safety net given any changes that come along in life.

03/08/2026

Got massive equity in your primary home and want to buy a second property? The right move depends entirely on which home you are living in. 🏠📈

Scenario 1: Buying a Rental Property Use a HELOC. This keeps your primary mortgage untouched (preserving your low rate) and makes the interest on the borrowed down payment fully tax-deductible.

Scenario 2: Moving into the New Home (Renting the Old One) Refinance. Pull all the equity out of the old home to keep the mortgage on the rental as large as possible. This maximizes your tax deductions on the rental property and keeps your new primary mortgage as small as possible.

Structure is everything in real estate investing.

👇 For more info, feel free to DM me anytime, I'm always happy to chat.

29/07/2026

Don't go house hunting with just a "Pre-Qualification." Here is why: 🛑

📝 Pre-Qualification: A quick chat. No documents verified. No income checked. It's just a general guess of what you might afford.

✅ Pre-Approval: A full application. Documents, income, and credit are officially reviewed. This pinpoints your exact borrowing power and locks in a strategy.

If you are putting in an offer, you MUST have a full pre-approval. There is zero point in falling in love with an $800k home if the bank will only give you $600k.

👇 Need to know your real numbers? Feel free to DM me anytime, I'm always happy to chat.

27/07/2026

One of my clients did not qualify because their suite was incomplete. No suite, no rental income. No rental income, no approval.

The easy answer was a cosign or a gifted down payment. We did neither.

Instead we used a Purchase Plus Improvement Mortgage, which let us roll the cost of completing the suite directly into the mortgage. Once the future rental income could be counted, their borrowing power jumped by $150,000.

All they needed was a quote for labor and materials.

No cosign. No gift. Just the right strategy.

Sometimes buyers do not need more income. They just need someone who knows the programs.

20/07/2026

The myth that you need a 20% down payment is keeping an entire generation on the sidelines. 📉

Here are the actual minimum down payment rules in Canada: 💵 5% down on the first $500,000. 💵 10% down on the portion up to $1.5 Million.

For example, a $1 Million home only requires a $75,000 down payment, not $200,000!

While you wait years to save 20%, you are bleeding money to "opportunity cost", missing out on appreciation, equity paydown, and getting your foot in the door.

👇 Stop waiting. Feel free to DM me anytime, I'm always happy to chat.

15/07/2026

You just quit your 9-to-5 to start your own business. You are making more money than ever. But the bank tells you to come back in two years. Why? 🏦❌

Traditional lenders require a 2-year average of your net taxable income to approve a self-employed mortgage. If you don't have that history, they won't touch you.

The Solution: You don't have to wait two years. We have access to "Bank Statement Programs" that use your last 12 months of gross revenue (minus some expenses) to bridge the gap and get you approved now.

Don't let the big banks put your life on hold. 👇

13/07/2026

Everyone shops for the lowest mortgage rate. But what you should be shopping for is flexibility. 🪤

If you chase the lowest fixed rate with a big bank, you are almost guaranteed to get hit with a massive IRD (Interest Rate Differential) penalty if you need to break your term early.

A slightly higher variable rate or a fair-penalty lender might save you $15,000+ in fees if life changes and you need to move, refinance, or sell.

We reverse-engineer your mortgage based on your 5-year life plan—not just today’s rate. 👇

08/07/2026

- Family one: buying a pre-built home. Their appraisal came back $90,000 under the purchase price. Mortgage fell apart days before completion.
- Family two: close to retirement, turned down over down payment rules. His conditional deadline was in two days.

We moved both files to different lenders under different programs. Appraisals waived. Rates improved. Complete files within 48 hours.

A bank rejection is not the end of the road. It just means you need a different road.

Feel free to reach out if you are in a similar situation.

06/07/2026

When your mortgage is up for renewal, the side-by-side comparison is brutal. 🛑✉️

🏦 The Bank: Sends you a letter 2 weeks before your term is up saying, "Please sign here." They bank on your laziness, offering you a terrible rate hoping you'll just sign it and move on.
💼 Me (Your Broker): I call you 6 months before your renewal. We already have a plan in place. We shop the market and routinely find rates half a percent cheaper than your "loyal" bank.

Switching lenders isn’t complicated when you have the right team. Signing that letter without checking the market could cost you thousands of dollars a year.

01/07/2026

Four things to know:

✅ Mortgage payments run roughly $475 to $500 a month per $100,000 borrowed over 30 years.
✅ Most borrowers today qualify for 4.6 to 4.8 times their household income, assuming minimal debts and no strata fees.
✅ Every $500 a month in existing debt payments, car loans, credit cards, lines of credit, can reduce your borrowing power by around $100,000.
✅ Minimum down payment in Canada is 5% on the first $500,000 and 10% on the next $1,000,000 up to $1.5M.

These are guidelines, not guarantees. But knowing the math early makes the whole process a lot less stressful.

29/06/2026

Being a business owner is great, until you walk into a big bank and ask for a mortgage. If you write off all your expenses to save on taxes, they will look at your "net income" and deny you on the spot. 🏦❌

But you don't have to pay massive personal taxes just to buy a house. Here is how we get self-employed buyers approved, ranked from hardest to easiest:

3️⃣ Traditional Income (Hardest): Relying on T4s, T5s, and your personal net taxable income. You are forced to pay high personal taxes just to prove to the bank that you make money.
2️⃣ Business Income Method: If you are incorporated, some lenders let us use the retained earnings left inside your business. You get to keep the money in the corp and avoid massive personal tax hits.
1️⃣ Bank Statement Programs (Easiest): The ultimate cheat code. We bypass traditional tax documents and use 6 to 12 months of your business bank statements. We use your gross revenue (minus reasonable expenses) to get you approved.

Everyone runs their business differently. Whether you leave money in your corporation or have high write-offs, there is a specific mortgage program built for your exact structure.

Stop letting the bank punish you for being a smart business owner.

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