Welcome to my Spring/Summer Newsletter (June 10th, 2026)

😉 One‑Liners Only 🏘️

• Rates Right Now: Rates are finally showing signs of softening, and buyers are waking up like it’s the first sunny day after winter.

  • Rates like:
    • 4.14% – 4.34% 5-year fixed
    • 4.14% – 4.24% – 3-year fixed
    • 3.60% 5-year ARM (Variable)

• Buyer Activity:  Showings are up, pre‑approvals are climbing, and people are itching to move before summer vacations hit. 📈

• Inventory Levels: Saskatoon inventory is still tight, still competitive, but more listings are trickling in as sellers test the warmer market. 🏘️

• Refinance Watch: Homeowners are circling the block waiting for the next rate dip to jump on refis and debt consolidation. Canadian debt is still high. 🛍️

• First‑Time Buyers:  Gen Z is entering the chat. The majority of my clients are first time buyers – entering the market with limited knowledge and tik-tok mortgage tips that aren’t always the best advice. Realtors should be on the lookout for first time buyers who need some hand-holding and constructive advice that doesn’t come through a stranger on a screen.  📲

• Credit Trends: Higher balances from inflation mean more clients need coaching, not judgment. Meeting clients where they are is the best way to build trust and rapport. The last things a new lead wants to feel when looking to enter the market is judged – especially in this economy. We are literally all just doing our best out here. 🥲

• Closing Timelines: Files are moving fast when clients are pre‑approved early (hint hint: send them my way). Lenders are releasing rate specials all the time. Meaning two things: more files being sent in – slightly longer turnaround times. Being early and having documentation organized before you put your offer in is WHERE 👏🏻 IT’S 👏🏻 AT 👏🏻

• Rate Holds: 120‑day holds are the new summer sunscreen…everyone needs one before they burn.

Can I Buy a House? Common Mortgage Myths First-Time Buyers Should Know

If you’ve ever wondered whether you’re ready to buy a home, you’re not alone.

One of the biggest things holding people back from homeownership isn’t necessarily their income, down payment, or credit score…it’s misinformation.

Every week, I talk to people who assume they can’t qualify for a mortgage because of something they’ve heard from a friend, family member, or social media. The reality is that many first-time buyers are much closer to homeownership than they think.

Let’s clear up a few of the most common mortgage myths.

Myth #1: You Need 20% Down to Buy a House

This is probably the most common misconception I hear. In Canada, many homebuyers can purchase a home with as little as 5% down, depending on the purchase price and their qualifications. While a larger down payment can have advantages, waiting years to save 20% may not always be necessary. For many buyers, getting into the market sooner can make more sense than waiting until they have a perfect down payment saved. Every situation is different, but don’t assume you’re years away from buying just because you don’t have 20% down. Many buyers (specifically first time buyers) can qualify with as little as 5% down.

Myth #2: You Need Perfect Credit

Many people believe that if their credit score isn’t excellent, they have no chance of getting approved. While credit is an important part of the mortgage process, it’s not everything:

Lenders also look at factors like:

– Your income

– Your employment history

– Your debt levels

– Your down payment

– Your overall financial picture

I’ve spoken with clients who were convinced their credit wasn’t good enough, only to discover they had more options than they expected.

Myth #3: Student Loans Automatically Disqualify You

Having student loan debt doesn’t automatically prevent you from buying a home. What matters is how your debt fits into your overall financial picture. Many homeowners carry student loans while successfully qualifying for a mortgage. Lenders will consider your monthly debt obligations alongside your income and other financial commitments.

Long story short – student debt is workable with the right mortgage.

Myth #4: You Need to Be Debt-Free Before Buying

If this were true, very few people would ever become homeowners. Most Canadians carry some form of debt, whether it’s a car loan, student loan, line of credit, or credit card balance.

The key is whether your debt levels fit within lender guidelines, they are all different. Certain lenders will consider something called “extended ratios” for the right mortgage products (more about ratios below).

Myth #5: If One Bank Says No, That’s the End of the Road

A mortgage decline can feel discouraging, but it doesn’t always mean homeownership is out of reach. Different lenders have different guidelines, and there are often multiple ways to structure a mortgage application. It’s all about finding the right lender for your specific situation.

So, Can You Buy a House?

The truth about this question is that it really depends on your personal situation, however if your debt ratios are aligned, the odds are that you’re probably closer to home ownership than you think.

What are your debt ratios? Debt ratios compare your monthly income to your current debt and cost of living. In mortgage applications there are 2 important ratio numbers we look at:

TDS (Total debt) and GDS (Gross debt).

Think of GDS and TDS as lenders asking:

“Can you realistically afford this house without stretching your budget too thin?”

GDS = Gross Debt Service

This looks at housing costs only.

Lenders add up:

• Mortgage payment
• Property taxes
• Heating costs
• 50% of condo fees (if it’s a condo)

Then they compare that total to your gross (before-tax) income.

Example:

You earn $6,000/month before tax.

Your housing costs are:

• Mortgage: $1,800
• Property tax: $300
• Heat: $100

Total = $2,200

GDS = $2,200 ÷ $6,000 = 36.7%

A lender wants to see that your housing costs don’t take up too much of your income.

TDS = Total Debt Service

This looks at all your debt payments, including housing.

Lenders add:

• Mortgage payment
• Property taxes
• Heating costs
• Condo fees (if applicable)
• Car loans
• Student loans
• Credit card minimum payments
• Lines of credit
• Any other monthly debt obligations

Example:

Same income: $6,000/month

Housing costs = $2,200

Other debts:

• Car payment: $400
• Student loan: $200

Total debts = $2,800

TDS = $2,800 ÷ $6,000 = 46.7%

So, can you actually buy a house with bad credit?

Short answer: Yes!

But. it depends on the full picture.

Lots of people in Saskaatoon assume that bad credit = automatic decline. That is not always true.

There are several different types of lenders in Canada. Some are specifically designed for siutations like:

• bruised or bad credit
• missed payments
• collections
• self-employed income

It’s less about perfection and more about how your file is structured.

What is considered “Bad Credit” in Canada?

Most traditional lenders are looking for:

• 680+ = ideal
• 600 – 679 = workable
• Under 600 = challenging (but not impossible)

If you’re below 600, that’s where alternative lending options come into play.

How do people in Saskatoon still get approved?

There are a few ways homebuyers with lower credit can make it work:

1. Larger down payment – the more you put down, the less risk for the lender
2. Strong income – stable job and income or consistent self-employment income helps offset credit
3. Low Debt – even with bad credit, debt ratios you can manage is what matters
4. The RIGHT lender – this is the biggest one – not all lenders treat credit the same.

What is alternative lending?

Alternative lenders (often called “B lenders”) are a big part of the mortgage world in Canada.

They’re designed for people who don’t quite fit the bank’s box.

This can include:

• credit rebuilding

• newer employment

• business-for-self

• past financial hiccups

B lending is used often as a stepping stone, getting you in the game now, then moving you to a prime lender later. B lenders often have lower terms available, so you aren’t locked into a slightly higher rate for a full 5 years (for example).

B lending trade-offs (cons):

• slightly higher interest rates (sometimes)
• possible lender fees
• stricter terms

Why working with a broker matters:

When you work with a bank, they give you one option. With a broker, you get plenty of options, access to major banks, credit unions and alternative options.

I work with a lot of Saskatoon and Saskatchewan clients who think they’re “not ready”… and they’re closer than they think.

FAQ

Can I buy a house with a 500 credit score in Canada?

Yes, but you’ll likely need an alternative lender and a stronger down payment.

Do I need 20% down with bad credit?

Not always, but a higher down payment does improve your chances.

How long do I need to rebuild credit before buying?

Sometimes as little as 6–12 months can make a big difference, depending on your situation.

A 2026 Guide for First-Time Buyers:

How Much Should You Budget?

In Saskatchewan, closing costs typically sit around that 1.5%-4% of the purchase price.

Example: On a $350,000 home, expect to pay roughly $5000-$12,000 in closing costs.

*Of course these are just estimates and homebuyers can often close with closing costs a bit lower or higher than projected. There is a closing cost calcualtor on my mortgage toolbox app. Find the link here:

https://www.dlcapp.ca/app/jade-regier?lang=en

Most first time buyers underestimate this number.

What Are Closing Costs Anyways?

Closing costs are the extra expenses you pay when purchasing a home OUTSIDE of your down payment.

They are usually paid on or close to possession day.

To reiterate: Down payment ≠ closing costs

Breakdown of Closing Costs in Saskatchewan:

A. Lawyer Fees ($1,200-$2,400)

• Required in Saskatchewan
• Covers title transfer, mortgage registration & legal paperwork
• Slightly higher if you’re refinancing or buying privately

B. Land Titles & Registration Fees (Variable)

• Saskatchewan charges a percentage-based registration fee
• Roughly 0.3% of the home price for mortgage and title registration

Example: $350,000 home = approximately $1,050

C. Home Inspection ($400-$700)

• Strongly recommended for first time buyers
• Not mandatory, but protects you from surprises

D. Property Tax Adjustments (Variable)

• If the seller prepard their property taxes, you may have to reimburse them for the months they were still living in the home
• This can be a few hundred to a few thousand dollars, depending on the time of year.

E. CMHC Mortgage Insurance (If Putting Less Than 20% Down)

• Required if down payment is under 20%
• Added to the mortgage (not paid upfront)

*This is not a closing cost you bring in cash – it is rolled into your mortgage payment*

F. Moving Costs and Utility Hookups

• Movers
• Truck Rental
• SaskPower/SaskEnergy deposits
• Internet Setup

These aren’t technically legal closing costs, but they still need to be paid on/around possession day.

Example Scenarios:

1. $300,000 home with 5% down

   • Lawyer: $1,500

   • Land Titles: $900

   • Inspection: $500

   • Tax Adjustment: $800

   • Total: ~$3,700–$4,000

2. $450,000 home with 20% down

   • Lawyer: $1,700

   • Land Titles: $1,350

   • Inspection: $600

   • Tax Adjustment: $1,500

   • Total: ~$5,000+

When do closing costs get paid? Here’s a simple timeline after the offer is put in on the home you want to purchase:

Step 1 – home offer accepted

Step 2 – conditions removed

Step 3 – Lawyer contacts buyers 1-2 weeks before posession

Step 4 – You bring certified funds or wire transfer

Can You Add Closing Costs to Your Mortgage?

No, they must be paid in cash. There are some exceptions if you increase the purchase price. For example: property tax reimbursement, etc.

Tips for First Time Buyers in Saskatchewan:

• Start saving 3–6 months before shopping

• Ask your mortgage broker for a closing cost estimate early

• Don’t drain your entire bank account on down payment

• Leave a small emergency buffer in case of surprises that arise

Common Mistakes First Time Buyers Make:

• Thinking the down payment is the only upfront cost
• Forgetting about tax adjustments
• Spending all (and I mean ALL) their savings on the down payment
• Spending all their savings on furniture before possession day
• Not budgeting for the first mortgage payment timing (may be slightly more or slightly less than the projected scheduled payment)

What I Tell My First-Time Buyers:

If you’re buying in Saskatoon or anywhere in Saskatchewan, I always estimate closing costs early so there are no surprises on possession day.

Message me anytime for a personalized closing cost estimate.

Thanks for being here 🙂

Jade Regier | Licensed Mortgage Professional

One of the most common questions I get asked is “Can I get a mortgage while on maternity leave?”

The short answer: Yes.

You can can get a mortgage while on maternity leave in Canada, but lenders are going to look at your situation a little differently than if you were working full-time or even part-time. It’s all about proving your return-to-work income and overall financial stability.

If you’re applying for a mortgage with a parter or spouse, even better. Their income provides stability as well – which works in your favour. It’s all about what your income (or dual income) totals will be after you’re done maternity leave.

Let’s break it down:

• Maternity leave income (EI + top up) is temporary
• Lenders want to know what you’ll earn once you return to work
• In Canada, an employer legally has to “hold” your job position, or have a position available at your return to work date that provides you with the same income as when you left. In simple terms: they have to guarantee you have a job to go back to, with the same wage.
• Lenders will typically base your mortgage approval on your return-to-work salary, not just your EI.

What you need to qualify?

• A letter of employment (LOE) confirming your return to work date + salary
• Pay stubs from before you started mat leave
• Proof of mat leave income (EI statements or employer top -up)
• Proof of down payment and closing costs (lender wants to know you have the money for these costs now).

This is why working with a broker (It’s me, Hi!) helps, because I know exactly how to package this to lenders unlike a traditional bank.

“Can I still get a mortgage with a major bank or mono-line? (Scotiabank, BMO, RBC etc.)

Of course. I work with most major banks (the big 6), credit unions, mono-line lenders and alternative lenders. You can still get the most competitive rates possible while on mat leave!

Timing: When should you apply?

• You can apply while on mat leave
• You don’t need to wait until you are back at work

Important consideration: “What if I’m switching jobs?”

• This situation can be a little nuanced, but still workable in certain situations. You just need the right lender and strategy (B-lenders would be our go-to for situations like this).

Tips to Make the Process Easier:

1. Keep your credit strong during mat leave
2. Avoid taking on new debt (don’t buy that mom-minivan just yet, ok?)
3. Save for your down payment early
4. Get pre-approved before you go on mat leave (if possible)

Why working with a broker (ME) matters:

• Unlike a bank, I have access to multiple lenders and underwriters willing to consider loans for nuanced and more unique scenarios
• Brokers like me have more experience with mat leave files + trickier lending situations
• I have the ability to structure a deal creatively, the bank does not. The bank also does not have relationships or access to alternative lending solutions.

Being on maternity leave shouldn’t stop you from buying a home. There are many options out there, and I can help you find the one that works – all while keeping your stress down so you can focus on what matters during mat leave, your little one.

Picture this: You’re getting ready to purchase a home – you’re looking a listings online, maybe you’re contacting your realtor… a lot. You want to be prepared when you find your dream home – so here’s a list of my biggest NO-NO’s when entering the buyer’s market (in no particular order):

Making Big Purchases

Avoid buying cars, furniture, or electronics while house hunting.

New debt can impact what you qualify for.

Changing Jobs or Income

Switching jobs, becoming self-employed, or changing pay structure can delay or affect approval.

Missing or Late Payments

Even one missed payment can hurt your mortgage application.

Stay consistent with bills during this time.

Opening New Credit

New credit cards or lines of credit can lower your borrowing power.

Moving Money Without a Paper Trail

Large deposits or transfers need to be explained.

Always check with me before moving funds.

Skipping the Pre-Approval

House hunting without a pre-approval can lead to disappointment or lost opportunities.

Assuming Online Calculators Are Accurate

Online tools don’t reflect lender rules or your full financial picture.

Not Asking Questions

There are no bad questions.

Clear answers now prevent stress later.

How I Help

✔ Review your situation before you shop

✔ Flag issues early

✔ Coordinate with your realtor

✔ Guide you all the way to possession day

Personal guidance. No cost to you. No pressure.

📞 306.241.6656

📧 jade.regier@dominonlending.ca

Documents You’ll Need for a Mortgage Pre-Approval in Saskatchewan – by Mortgages With Jade 

Whether you’re a first time homebuyer in Saskatchewan or you’ve owned a home before, getting a mortgage pre-approval is one of the best first steps you can take. A pre-approval helps you understand what you need for pre-approval, how much you’re comfortable spending, and what your mortgage options actually look like…before you fall in love with a house.

I get asked all the time about pre-approval requirements in Saskatchewan, so below is a clear, no-jargon breakdown of the documents typically needed for a pre-approval Saskatchewan lenders will accept – and why each one matters.

1. Proof of Identification

What you’ll need:

• One or two pieces of valid government-issued ID (driver’s licence, passport, or permanent resident card)

Why it’s needed:

This one’s straightforward. Lenders need to confirm who you are for regulatory reasons and to make sure the mortgage is being set up correctly from the start.

2. Proof of Income

The exact documents here depend on how you earn your income.

If you’re employed (salary or hourly):

• Recent pay stubs (usually your last 2–3)

• A letter of employment confirming your role, income, and how long you’ve been with your employer

Why it’s needed:

This shows the lender that your income is reliable and ongoing, which is a key part of meeting pre-approval requirements.

If you’re self-employed:

• Your last 2 years of personal tax returns (T1 Generals)

• Notices of Assessment (NOAs)

• In some cases, basic business financials

Why it’s needed:

Self-employed income can vary year to year, so lenders look at a longer history to get a clear, realistic picture.

3. Proof of Down Payment

What you’ll need:

• Recent bank or investment statements (typically showing the last 90 days)

• A signed gift letter if part of the down payment is coming from immediate family

  • I can provide you with a template for this with the exact required wording most underwriters are looking for. Then you have whomever is gifting you the funds for your down payment revise and sign it.

Why it’s needed:

Lenders must verify that your down payment is your own money (or an eligible gift) and not borrowed. Where the funds come from is just as important as how much you have.

4. Credit Information

What you’ll need:

• Your consent to run a credit check (no paperwork required from you)

Why it’s needed:

Your credit history helps determine your interest rate and mortgage options. It shows how you’ve handled debt in the past, not just what you earn today.

5. Current Debt Details

What you’ll need:

• Details on any existing debts like car loans, student loans, lines of credit, or credit cards

Why it’s needed:

Pre-approval isn’t just about income. Lenders look at your full financial picture to make sure your future mortgage payment fits comfortably with everything else.

6. Proof of Residency or Status (If Applicable)

What you’ll need:

• Permanent resident card or valid work permit, if you’re not a Canadian citizen

Why it’s needed:

Your residency status can affect which lenders and mortgage programs are available when applying for a pre-approval in Saskatchewan.

7. Separation or Divorce Documents (If Applicable)

What you’ll need:

• Separation agreement or divorce decree

• Details of any child or spousal support payments

Why it’s needed:

These documents help clarify ongoing financial obligations so there are no surprises during the pre-approval process.

A Few Helpful Things to Know

• You don’t need everything perfectly organized before reaching out. I can help you figure out exactly what applies to your situation.

• A pre-approval is not a final approval. Final approval happens once you’ve found a home and have an accepted offer.

• Even if you’ve owned before, pre-approval requirements change, and each application is reviewed fresh.

Final Thoughts

A mortgage pre-approval is really about clarity. It helps you shop with confidence, avoid overextending yourself, and make informed decisions,  whether you’re a first time homebuyer in Saskatchewan or a seasoned one.

If you’re unsure what you need for pre-approval, or you just want a second opinion before moving forward, a quick conversation can make the whole process feel a lot easier.

Clear answers. No pressure. Just good information.

🏡 January 2026 Mortgage Newsletter | Mortgages with Jade

Happy New Year!

Hi everyone,

I hope you had a wonderful holiday season and are feeling refreshed heading into 2026. Whether you’re a homeowner, future buyer, REALTOR®, or just someone who likes to stay informed about the market,  I wanted to kick off the year by sharing a quick mortgage and housing update.

Inside you’ll find:

• A snapshot of current mortgage rates

• Key Bank of Canada insights & rate announcement dates

• What’s happening in the Saskatchewan housing market

• A quick note on referrals & incentives

📊 Current Mortgage Rate Snapshot

(Rates change frequently — these are for reference only)

• 5-Year Fixed: 3.94% – 3.99%

• 3-Year Fixed: 3.94%-4.04%

• Variable Rate: 3.70%-3.75%

• Prime Rate: 4.45% – from ratehub.ca

If you’re planning to buy, renew, or refinance this year, getting a personalized quote and strategy matters far more than just chasing the lowest posted rate.

Bank of Canada: What to Know Right Now

The Bank of Canada (BoC) controls the policy interest rate, which directly influences the prime rate set by lenders. Changes to this rate mainly affect variable and adjustable-rate mortgages, but they also influence fixed rates indirectly through market expectations.

Why this matters to you:

• Variable-rate mortgages move when prime changes

• Payment amounts or amortizations can shift on adjustable mortgages

• Fixed rates are impacted by bond markets reacting to BoC guidance

• Timing purchases, renewals, or refinances around these decisions can save (or cost) real money

Even when rates don’t change, the messaging from the Bank often moves the market.

Bank of Canada Rate Announcement Dates – 2026

Here are the scheduled dates when the Bank of Canada will announce potential rate changes this year:

• January 28

• March 18

• April 29

• June 10

• July 15

• September 2

• October 28

• December 9

Tip: The announcements in January, April, July, and October also include a Monetary Policy Report, which provides deeper insight into inflation, economic outlook, and future rate direction.

• Mortgages with variable rates, adjustable mortgages, or upcoming renewals — these dates matter.

📍 Saskatchewan Housing Market Insights

Here’s what I’m seeing and what’s being reported locally as we head into 2026:

1. Continued demand across Saskatchewan

   Our market has remained relatively resilient compared to many larger Canadian cities, with steady buyer interest.

2. Affordability still attracts buyers

   Saskatchewan continues to offer comparatively accessible price points, especially for first-time buyers and relocations.

3. Balanced conditions in many areas

   While some pockets remain competitive, we’re seeing more thoughtful decision-making from buyers — strategy matters more than ever.

🤝 Referrals & Realtor Incentives

I’m currently offering great referral incentives for REALTORS® and anyone in my network who refers a friend, family member, or client that successfully funds a mortgage with me.

If you’re in real estate, finance, or simply know someone who needs mortgage advice this year feel free to reach out and ask how it works.

📞 Let’s Chat

Have questions about rates, renewals, buying, refinancing, or what 2026 might look like for you?

When I was 19, I stepped into the home-buying process completely naïve about how mortgages actually worked. I had no real understanding of what applying for a mortgage involved, what lenders looked for, or what to expect along the way. What I wasn’t prepared for was how overwhelming it felt. The uncertainty made everything more stressful than it needed to be, and the process felt long and exhausting simply because I didn’t know what was coming next.

Fast forward a few years, and now as a mortgage broker myself — that experience is exactly why I do what I do. My goal is to take the stress out of the mortgage process by being a steady source of support: emotionally, educationally, and every step in between. I never want my clients to feel confused, left in the dark, or anxious about what’s happening behind the scenes. Buying a home is a big deal, and it can come with a lot of emotions — but it doesn’t have to feel overwhelming.

If I could go back and share a few things with my younger self : the things I wish I had known before applying for a mortgage in Saskatchewan… these would be at the top of the list:

1. Applying for a mortgage can feel invasive – my job is to ease this feeling and support you along the way.

   It can feel like you’re being asked for every document imaginable. That’s completely normal. You’re not alone! Canadian lenders are getting increasingly more specific about what they need to ensure you’re a good fit as a borrower.

   ---

2. The process might not feel smooth. It may take longer than you may have expected to gather documents, confirm banking information or secure where your down-payment is coming from. It is important that if these steps take longer than expected or feel frustrating along the way – not to get discouraged. It will be worth it. My job is to assist in making this step SPECIFICALLY feel less stressful. That’s the advantage of a mortgage broker. I provide updates along the way so you never feel like you’re in the dark about what step of the process we’re in, and what the next steps are.
   

   ---

3. Sometimes lenders say no – and that’s okay. My job as a mortgage broker is to find you a lender that fits your mortgage needs and future goals – all at a great rate. Not every lender will be a good fit. Just like jeans. Sometimes you have to shop around until you find the perfect fit. That’s my job.

4. ---

   The down payment isn’t the only up-front expense. You need to also have a little bit of cash set aside for things like home inspection, appraisal, closing costs and lawyer fees. These things can be a bit of a surprise to people – especially first time homebuyers if you are not aware of them before hand

   • • Side Note: My Mortgage Toolbox App has a feature where you can calculate and add in these additional costs into your payment and mortgage scenario builder – to break down exactly all the expenses one can expect. From the mortgage payment to property taxes to closing costs – you can add them all up and even compare plans in the built-in scenario builder for all types of Canadian mortgage scenarios.
     • Link: Mortgage Toolbox

5. ---

   It really is the best idea to get pre-approved before you start home-hunting. There are so many upsides to getting approved :

   • Know your budget before you even start scrolling listings

   • Sellers will take you more seriously. A pre-approval is financial credibility – sellers love this.

   • Catch any credit stuff early so it doesn’t slow you down

   • Focus only on homes you can actually afford

   • Get an idea of your monthly payments and rates

   • Make your offer smoother when you find the one

Here’s the basics of what I’m trying to say: Buying a home sometimes doesn’t always go smoothly or according to plan. That’s okay. My job is to tackle things behind the scenes, providing you with consistent support and updates – all while considering your goals, needs and feelings surrounding the mortgage application and submission process.

Being a first time homebuyer in Saskatchewan can be daunting, especially when you don’t know where to start or what to expect when applying for a mortgage.

I’ll be your trusted Saskatchewan mortgage application guide. Let’s make your mortgage happen.

Your trusted Saskatchewan Mortgage Associate,

– Jade