Purchase + Improvements
When the home of your dreams need work

A program where you can add money to the mortgage for renovations at the time of purchase. 

You would need to provide completed estimates before the application can be submitted to the lender. These estimates are added to the agreed purchase price and are submitted as one also referred to as the improved value. Borrowers can pay as little as 5% down payment on the improved value.

Purchase Price $285,000 + Estimates  $15,000 = $300,000 Improved Value

NOTE: Please make sure extra time is added to the financing condition date so there is time to attain estimates.



Amount Can Add to the Mortgage

Lenders may have slightly different guidelines but the 2 insurer programs are:

  1. Max 10% of the “improved” value. Or;

  2. 20% of the “improved” value up to $40,000


NOTE: The improved value still needs to appraise out/be an insurer approved value. 

House Renovation


The Costs

  1. Lenders only reimburse for the work completed, meaning you need to be prepared to pay for the work upfront until the lender receives receipts and an inspection is completed.    

  2. You start paying for the total mortgage amount on the date of possession. The “improvement” money is given to the lawyer who holds it in trust until the work being completed is confirmed.

  3. You may incur an appraisal cost at the beginning (unless insurer can approve value as is) and then also the cost for an appraiser to go back and confirm the work is completed. Approx $350 if need both appraisal and inspection.



We are very proud to offer the BEST Mortgage Calculator App in Canada.


  • Pre-Qualification Calculator

  • Purchase Calculator

  • Payment Frequencies

  • Extra Payments

  • Amortization Schedule

  • Scenario Management

  • Refinance Analyzer

  • Compare Mortgages Side-by-Side

What Clients Say On Google 

Nikole was a joy to work with as we obtained our first mortgage. She advocated for our interests, helped us pick the best mortgage/lender for our needs, was prompt with replying to and anticipating questions, and explained things to us in plain language. And despite our only correspondence being online, her kindness and genuine excitement for the client shines through! I'd recommend her to anyone wanting to build themselves a rockstar home buying team, as we were lucky enough to have.

The beginning of your adventure starts with the mortgage application

Step 1: The Application

What happens after I submit an application?

Within 24hrs you will be contacted by Nikole with any additional questions and/or information for you. Please complete the application in full, this is the #1 reason for delays at this stage and I want to be quick for you. 

Is my information secure?

All of your data is encrypted, secured and we only use Canadian servers. Click here for more information on the security of the application process. Click here to view TMG's privacy policy. I am also a 100% paperless office. 


What happens if I don't qualify right now?

Then we plan. Our homes are typically our largest asset and debt, it's normal to need some planning time. 

My realtor asked for a pre-qualifying letter?

No problem, I can provide that after application review.