First-time buyers
Pre-approvals, down payment options and a clear picture of monthly costs before you start viewing homes.
Independent mortgage broker
Mortgage options from many lenders, explained in one conversation.
First homes, renewals, refinancing and self-employed mortgages. We compare options from banks, credit unions and other lenders and walk you through the trade-offs. Rates change daily, so we quote on the day you apply.
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Sample image- Many lendersCompared for you
- Pre-approvalsUsually within 48 hours
- EveningsAnd weekend calls
- OnlineOr at our office
Services
How we help
First homes, renewals, refinancing and self-employed mortgages. We compare options from banks, credit unions and other lenders and walk you through the trade-offs. Rates change daily, so we quote on the day you apply.
Renewals
A review of your options about four months before your term ends, so you are not rushed into signing.
Refinancing
Using home equity to consolidate debt, renovate or help family, with the costs laid out side by side.
Self-employed mortgages
Options for business owners and contractors whose income looks different on paper.
Pre-approvals
A rate hold and a maximum purchase price, so you can make an offer with confidence.
Rental and second properties
Mortgages for rental units, vacation properties and buying a home for a family member.
How it works
How it works
Free 20-minute call
Tell us what you are planning and roughly where you stand. No credit check yet.
Send your documents
We email a checklist and a secure upload link for pay stubs, ID and down payment records.
Compare your options
We lay out two or three lender options side by side with rates of the day, terms and penalties.
Apply and close
We submit your application, keep you updated and work with your lawyer through to closing.
Prices
Fees
Residential mortgages
Purchase or pre-approvalPaid by the lender on most mortgagesNo fee
Renewal or switchPaid by the lenderNo fee
RefinancePaid by the lender on most mortgagesNo fee
Other costs to plan for
Home appraisalOften covered by the lender$350–$550
Legal fees for a purchasePaid to your lawyer or notaryFrom $1,100
Private or alternative lending feeOnly on some filesQuoted in writing
Rates change daily and are quoted on the day you apply. Lender approval is never guaranteed. Lender, appraisal and legal costs are separate.
Sample imageAbout us
Options laid out plainly
Thresholm is a small, independent brokerage. We look at your income, debts, down payment and plans, then show you two or three options from different lenders side by side: the rate, the term, prepayment rules and penalties. Rates change daily, and lender approval depends on your application, so we never promise a rate or an approval before your file is submitted.
- Many lenders Compared for you
- Pre-approvals Usually within 48 hours
- Evenings And weekend calls
- Online Or at our office
Our team
Who you'll see
Mortgage broker
First-time buyers and renewals. 12 years helping families compare lenders.
Mortgage broker
Self-employed and rental property mortgages.
Mortgage associate
Collects documents, keeps your file moving and sends you updates.
Client coordinator
Books calls and sends renewal reminders four months ahead.
Reviews
What customers say
As first-time buyers we had no idea what we could afford. The side-by-side comparison made it simple to choose.
Natalie and Ben C. · First home purchase
My bank's renewal letter looked fine until we compared it with two other lenders. Glad I asked.
Gordon F. · Mortgage renewal
I am self-employed and was turned down once before. They knew which lenders would look at my file properly.
Leila S. · Self-employed mortgage
FAQ
Common questions
How much does a mortgage broker cost?
For most residential mortgages there is no fee to you. The lender pays us when your mortgage closes. If a fee ever applies, for example on some private loans, we tell you in writing first.
What rate can I get?
Rates change daily and depend on your credit, down payment, property and term. We quote current options on the day you apply and can usually hold a rate for 90 to 120 days.
How long does a pre-approval take?
Usually 24 to 48 hours once we have your documents. A pre-approval is not a final approval; the lender still reviews the property and your file.
What documents do I need?
Photo ID, recent pay stubs and an employment letter, two years of tax assessments if you are self-employed, and proof of your down payment. We send a checklist.
Should I just renew with my bank?
Maybe. We compare your renewal offer with other lenders so you can decide with the numbers in front of you.
Do you work with self-employed clients?
Yes. We work with lenders who look at business income differently, and explain what each one needs to see.
Visit
Hours and location
| Mon–Fri | 9:00am–7:00pm |
| Sat | 10:00am–2:00pm |
| Sun | Closed |
| Evenings | Calls by appointment |
Map (sample)
Book a free 20-minute call
Call, email or send the form and we'll get back to you, usually within one business day.
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