Many Canadians wonder what it means to refinance a mortgage. Alex Lavender – Mortgage Broker will tell you exactly what a mortgage refinance means, the penalties involved, and the pros and cons.
Table of Contents
What is a Mortgage Refinance?
A refinance is when you obtain a new mortgage for a higher amount to pay off your existing mortgage. If you are looking to keep your mortgage amount the same but just move to a new lender at a better rate, then that transaction would be called a switch / transfer. Refinancing your mortgage can be a great solution to pay down high interest debt, upgrade/renovate your home, or obtain funds to purchase another property. When you do a refinance you may have the ability to obtain a lower rate than you currently have. You also have the ability to extend your amortization to as far as 30 years, which could offset the increase in the mortgage amount and keep your payments the same.
Top 3 Mortgage Refinancing Mistakes I see Canadian’s Making
1. Not Enough Equity
You need at least 20% equity in your home. If you bought recently, your equity may not have grown enough yet.
2. Overlooking Penalties
Fixed-rate mortgages with the big banks can come with huge penalties if broken early. Always get a quote from your lender before deciding.
3. Ignoring Closing Costs
Legal fees, appraisal, and title re-registration can add up to $1,000–$3,000. Some lenders will cover these costs – always compare options.
Key Points to Consider When Refinancing:
1. Mortgage Amount
The highest mortgage amount you can obtain is 80% of the value of your home. Initially, you’ll estimate your home’s value based on recent sales in your neighbourhood. We then try to pass the file through the automated valuation system (AVS). If it passes, no appraisal is required, making the process faster and cheaper. If not, a full appraisal will be ordered to confirm the value.
If your current mortgage exceeds 80% of your home’s value, a refinance is not possible. Canadians who bought homes before 2022 may have built significant equity, especially during COVID. But for buyers in 2024 or 2025, equity growth has been slower. Before considering a refinance, you’ll need at least 20% equity in your home. For example, if your home is worth $300,000, the most you can refinance is $240,000 (80% of $300,000). If your existing mortgage is $260,000, a refinance wouldn’t be possible. If your mortgage is $200,000, you could potentially access up to $40,000 in additional funds.
As the Bank of Canada adjusts interest rates, many homeowners are re-evaluating their mortgage options. Refinancing can be a smart way to lock in savings or free up cash, but only if you have enough equity.
2. Penalties
The most important thing to review when considering a refinance is to find how much your penalty may be with your existing lender. If your mortgage is up for renewal within the next 120 days, then the new mortgage can be aligned with the maturity date so there is no penalty.
However, if you are not near the maturity date you may incur some significant penalties. The penalties for a fixed rate mortgage are the highest with the big 5 banks and could be equal to around 4% of your mortgage amount as the penalty. This is why I always advise clients to use a monoline lender when they are considering a fixed rate mortgage, as the penalty tends to be around 0.50% of the mortgage amount instead. If you have a variable rate mortgage, then the penalty will be significantly less.
With almost every lender, the penalty for a variable rate mortgage is equal to 3 months of interest, which roughly calculates out to be around 1.5 monthly mortgage payments. Also, if you received cash back or any other incentives with your mortgage then it could increase your penalty even further, some lenders will require the full cash back amount to be paid back if you break your mortgage even one day early. It is always a good idea to make a quick call and just confirm what the penalty is if you pay out your mortgage early.
3. Transaction costs
There are a few costs when completing a refinance transaction. If you are moving to a new lender with a refinance then your existing lender will likely charge a discharge fee, which is usually around $300. If your property does not pass through the automated valuation system then an appraisal will be required, and this is usually between $350-$750 depending on the appraiser. There are also legal costs involved with the transaction. A title insurance company or a lawyer will complete the legal work to process the new mortgage, the costs for this typically range between $600-$1,500 depending on the complexity of the transaction.
The only cost that you would need to pay up front is the appraisal if it is required, all of the other costs can be paid from the refinance proceeds. Some lenders do offer promotions at times when they may cover some or all of these costs as well. Some lenders will offer cash back or closing cost promotions. Comparing different lenders could save you thousands – another reason to work with a broker instead of going directly to your bank.
Who Should Consider a Refinance?
Refinancing makes the most sense when you have a clear purpose. If you’re consolidating high-interest debt like credit cards or auto loans, it can drastically improve your monthly cash flow. For example, turning a $1,000/month car payment into a $100/month mortgage addition.
Renovating your home is another major reason people refinance. Timing also matters. The best time to refinance is at your mortgage renewal – there’s no penalty and more flexibility with lender options. You can apply up to 120 days in advance to lock in a rate. Always compare offers. Some lenders will cover legal fees, appraisal costs, or offer cash back. Working with a mortgage broker gives you access to these options – not just what your bank offers.
Mortgage Refinancing Summary:
If the benefits outweigh the costs then a refinance can be a great option. If you are able to obtain a lower interest rate than you are paying now or consolidate a significant amount of high interest consumer debt, then the savings can be significantly higher than the costs. If it is something you are considering, feel free to reach out, I would be more than happy to help.