Life Is Variable!

Michael Hallett • May 24, 2022

Has life ever handed you a fixed timeline? Is each day, each week, each month, each year always the same? Most would say No. How often has life presented you with challenging changes? Often enough to say that life varies from time to time. Take for example Covid-19 in March 2020 and the years that followed, we all had to adjust and make changes. 


Because life is variable, your mortgage should be too!


If you’ve gotten this far but don’t want to or feel the need to continue reading, honestly, there is no need. The following 1,036 words are summarized by the title of this article, 3 simple words to live by.


The Bank of Canada’s next rate announcement comes *June 1st. We are expecting to see an increase in prime of ~0.50% (or 50 basis points). Having said that, we really don’t know what is going to happen until it happens. Sometimes there is a clear indication by the economists of the rate increase, but half the time there are different messages across the board.


*Remaining Bank of Canada rate announcement scheduled for 2022

  • June 1
  • July 13
  • September 7
  • October 26
  • December 7


The schedule works out to 8 times a year, approximately every 45 days.


What does an increase 0.50% really mean? What does it mean to you? If the interest rate rises 0.50% your payment will increase $26/month for every $100,000 you have borrowed. How will this impact your life? Your budget? Your cashflow?


Fixed vs Variable, it’s always been a hot topic and will remain for the foreseeable future. For the past 2 years 70% of all mortgage consumers have opted for the lowest interest rate which is a variable rate mortgage product. This provides lower monthly payment and increased mortgage flexibility. Most lenders are shocked that borrowers are opting to live a variable life, not fixed.


This is where the thought process sometimes shifts, and borrowers start thinking about what rate they could have had versus what we will end up with. Electing to choose a variable over a fixed mortgage was only half the decision. By opting for a variable rate mortgage, you will not be part of the overwhelming statistic that 65% of all fixed rate mortgage will be terminated within the first 33 months. The termination will then trigger a penalty that is 9 times greater than variable. 2 of 3 people/families is not a small consideration. Any savings that may have been created has been completely obliterated by the penalty be charged. I recently had a client that had to opt out of their $500,000 fixed mortgage, the penalty triggered was $21,000. Had it been a variable they would have saved over $18,000.


It's never ONLY about the interest rate. There is a much bigger picture to consider.


Most mortgage consumers either opt for a fixed or variable rate mortgage (VRM) product. Some of you might not know, there is a third type of mortgage known as adjustable-rate mortgage (ARM). It usually gets referred to as variable, but it’s not.


ARM – The payments are automatically adjusted according to the prime lending rate set by the lender. For these lenders, you simply must ride the wave. The great benefit is you do not need to worry about not covering the interest payment. 


VRM – The payment is static, like a fixed payment. Any adjustments are made manually. This mortgage product is great because you will not see the payments change when the prime lending increases. However, in a fast-rising rate environment where prime is increasing the consumer needs to make sure interest is being covered with each payment, this is called trigger rate. If surpassed, a variable rate borrower needs to increase their payment to be 100% sure the interest each month is covered. 


If you are unsure which of the above mortgage product you have, please contact me for verification.


Most lenders and mortgages brokers did not expect this rate environment, no one forecasted inflation to skyrocket like it has, primarily because of the supply chain issues and the war in Ukraine. There has been some re-assurance from the Bank of Canada (BoC) to provide some comfortable for VRM and ARM consumers. The BoC has stated that the outer maximum range for PRIME is 5.25%. This is a mark they have modelled to control inflation. Remember, your variable rate will maintain the discount off PRIME for the entire duration of the term. If PRIME gets to 5.25% and your discount is 1.0%, your principal and interest payment is based on 4.25%. 


My variable rate mortgages will remain as variable rate, I will NOT be switching to a fixed term. Not because of the rate, but more likely because I will need to re-finance my mortgage to act on an opportunity. Real estate is a long game with ups and downs, we’ve all gotten too used to low rates. Let’s not forget the 25 yr average is 5%+. By locking in, you would be self-imposing a rate increase that may not even happen and locking pricing profits for the lender. Once inflation is under control, the PRIME lending rate will decrease. 


It's ultimately a decision you must make, risk and reward or risk falling into the fixed penalty trap. I strongly urge you to consider sticking with your variable mortgage or if you are transitioning to a new mortgage consider variable over fixed.


Please reach out to me if you want to discuss further – 604-616-2266 or michael@hallettmortgage.com.  


Will higher rates slow or cool down the market? Yes, but not for long.


I’ve seen some recent reports and posts that the housing prices coming down. This means the housing market is cool off, which is greater for buyers. I know there are a lot of people trying to time the bottom of the market. In my opinion, trying to time the market is virtually impossible. Many others are trying the same tactic. Once the ‘bottom’ strikes everybody will jump back in at the same time and we will once again be back to multiple offers over the asking price. 


If you are ready to buy, then buy!


I believe the increase in interest rates will (briefly) stall the market in BC, but not drastically change the pricing. The root of the problem is supply and demand. There are simply not enough sellers in the market. If there are sellers, they all want to buy before placing their home on the market, which is understandable. It’s a vicious cycle. I do believe the issue are the cities inability to process building permits in a timely manner. I appreciate the process of checks and balances but there is simply not enough turnover. Now the builders are also dealing with supply chain issues which further stalls homes coming to the market.


If you have any further questions, please do not hesitate to contact me.

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By Michael Hallett August 27, 2025
As patios wind down and pumpkin spice ramps up, fall is the perfect reset for your home—and your homeowner game plan. These quick wins boost comfort, curb appeal, and efficiency now, and set you up for a low-stress winter (and a strong spring market). 1) Safety & “silent leak” checks (Weekend-ready) Clean gutters & downspouts. Add leaf guards where trees overhang. Roof scan. Look for lifted shingles, cracked flashings, or moss. Seal the shell. Re-caulk window/door trim; replace weatherstripping. Test alarms. New batteries for smoke/CO detectors; add one near bedrooms. Why it matters: Prevent water intrusion and heat loss before storms roll in. 2) Heat smarter, not harder Furnace/boiler tune-up and filter change. Smart thermostat with schedules and geofencing. Draft hunt. Foam gaskets behind outlets, door sweeps on exterior doors. ROI tip: Efficiency upgrades lower monthly bills and can improve lender ratios if you’re eyeing a refinance later. 3) Fall-proof your yard (so spring you says “thanks”) Aerate + overseed + fall fertilize for thicker turf next year. Trim trees/shrubs away from siding and power lines. Mulch perennials and plant spring bulbs now. Shut off/bleed exterior taps and store hoses to avoid burst pipes. 4) Extend outdoor season (cozy edition) Portable fire pit or propane heater + layered blankets. Path/step lighting for darker evenings (solar or low-voltage). Weather-resistant storage for cushions/tools to preserve value. Neighborhood curb appeal: Warm lighting and tidy beds make a big first impression if you list in shoulder season. 5) Water management = winter peace of mind Re-grade low spots and add downspout extensions (2–3+ metres). Check sump pump (and backup). Look for efflorescence or damp corners in the basement. 6) Mini-renos that punch above their weight Entry/mudroom upgrade: hooks, bench, boot trays, closed storage. Laundry room tune-up: counter over machines, sorting bins, task lighting. Kitchen refresh: new hardware, tap, and under-cabinet lighting in one afternoon. Budget guide: Many of these land under a micro-reno budget—perfect for a modest line of credit. 7) Indoor air quality tune-up Deep clean vents and dryers (including the rigid duct). Add door mats (exterior + interior) to catch grit/salt. Houseplants or HEPA purifier for closed-window months. Fast Timeline (pin this to the fridge) Late August–September Gutters/downspouts, roof/caulking, HVAC service, lawn care, plant bulbs, exterior tap shut-off plan, path lighting. October Weatherstripping/sweeps, fire pit setup, organize mudroom/garage, test alarms, sump check, downspout extensions, dryer vent cleaning. Financing smarter: make your mortgage work for your home Annual mortgage check-in. As rates, income, and goals evolve, a quick review can free up cash flow or open options for a small fall project budget. HELOC vs. top-up refinance. For bite-size projects, a HELOC can be flexible. For bigger renos you plan to pay down, a top-up refi might make more sense. Bundle & prioritize. Knock out the high-impact, low-cost items first (air sealing, safety, water management) before the cosmetic upgrades. Not sure which route fits your fall plans? We’ll run the numbers and map the best financing path for your specific budget and goals. Quick Checklist (copy/paste) ☐ Clean gutters/downspouts; add guards ☐ Roof & flashing visual check ☐ Re-caulk, weatherstrip, add door sweeps ☐ HVAC service + new filter ☐ Aerate/overseed/fertilize; trim trees; plant bulbs ☐ Path & entry lighting ☐ Drain/bleed outdoor taps; store hoses ☐ Downspout extensions; sump test ☐ Dryer vent cleaning ☐ Mudroom/garage organization ☐ Schedule mortgage review / discuss HELOC vs refi Ready to make fall your low-stress season? Book a quick fall mortgage check-up—15 minutes to see if a small credit line or a tweak to your current mortgage could cover your priority projects without straining cash flow.
Mortgage Broker sign with house drawing on desk, with calculator, glasses, pen and coffee.
By Michael Hallett August 27, 2025
What People Think I Do If I had a dollar for every time someone guessed what I do for a living, I’d have… well, enough for a couple of lattes and maybe a new stapler.  I once put out a Facebook poll asking my non-industry friends: “What do you think I do?” The answers were priceless: “You probably spend most of your day lying on the couch watching sports, answering the odd phone call when it rings.” “You drink coffee until the files roll in, then hit the pub for afternoon drinks.” “Laundry. Cooking. Napping.” Then the slightly more serious one: “You match homebuyers with mortgage products by knowing their wants/needs and being aware of programs available.” My favourite? A fellow broker posted the Dos Equis guy with the caption: “I don’t always make it rain… but when I do, it’s usually rolls of quarters.” And yes, there were a few images of me as a Wall Street hotshot juggling multiple phones like I’m trading billions. Depending on who you ask, I’m either hustling 24/7, working glamorous boardrooms in expensive suits, or wearing polyester with a pinky ring, dangling a cigar from my mouth. Oh—and my clients? They probably think I just sit back counting my commission cheques. What I Really Do Mortgage Brokering isn’t a “job” I clock into—it’s a lifestyle. It’s not a cushy 9–5, Monday-to-Friday gig with five weeks of paid vacation and matching RRSP contributions. It’s a 24/7, always-on, don’t-you-dare-miss-that-call kind of life. I must be on top of: The latest real estate market data Interest rate changes (and the why behind them) Economic events that could shift the market Constantly evolving lender guidelines How to structure a file quickly and correctly I know my fellow brokers are nodding right now. It’s About the Experience For me, every client is the client. I don’t do “just another file.” Each file is a chance to earn not just trust, but future referrals. And in my world, referrals are the ultimate compliment. 99.733% of my business flows from existing/past clients or professional relationships—accountants, Realtors, lawyers, financial planners, property managers, you name it. We know, like, and trust each other. That’s the foundation for everything. Without that, it’s just transactional—and transactional doesn’t last. I invest in those relationships the same way I invest in my clients: by listening. Ask questions, hear the answers, and remember them. People can tell the difference between genuine care and “networking for profit.” The Storyteller Side of Me Every client has a story. My job is to tell that story to a lender in a way that makes them want to approve it without even calling me for clarification. That means structuring the file so well that it sails through underwriting. The basics—property details, income source, down payment source, credit history—are just the surface. The art is in knowing how to frame those facts so the lender’s appetite for risk is satisfied. And no, mortgages are not all the same. In my 16 years of being a Mortgage Broker, I’ve never had two files exactly alike. Sometimes I’m shaving down a square peg to fit into a round hole. Some files come together in hours; others eat up entire days. Educator First, Broker Second When I bought my first home, I relied on my bank to guide me. Instead, I got what worked best for the bank’s shareholders. I learned the hard way. From August 30, 2009 onward, I promised myself I’d be different. I vowed to educate my clients so they could make their own decision—not the lender. When my clients are completely informed, they’re confident. And when they’re confident, I know I’ve done my job. Marketing Is Half the Job The other half of what I do? Marketing. You’ve probably heard the saying: “You’ve got to spend money to make money.” In this business, you also must spend time—and a lot of it. Networking events, in-person meetings, industry functions and most importantly endless amount of phone calls connecting with like-minded individuals. Collaborating with other brokers, suppliers, and partners. I stick to a core group of trusted professionals—lawyers, appraisers, lenders—because when time is tight, relationships get things done. The Connector Role At the end of the day, I’m a connector. I connect people to the right financing. I connect them to the right professionals. I connect them to the information they need to make the best decision for themselves and their families to attain their goals and maintain the lifestyle they choose. 2025: The Numbers Don’t Lie Here’s the reality in 2025: Mortgage Market Size : Canada’s residential mortgage debt? $2.3 trillion. Yes, trillion. Broker Usage : In 2023, 43% of borrowers used a broker. In 2024, that number jumped to 48%—almost half of the market. Repeat Clients : 81% of borrowers who used a broker said they’d do it again. For banks? Only 58%. Bank Market Share : Still dominant but slipping—79.6% of mortgage volume in 2023, down from 83.4% in 2022. Savings : Clients save an average of $13,432 per loan through an independent broker compared to retail lenders. Why This Matters I’m not just here to process paperwork. I’m here to: Build lasting relationships Structure complex mortgage applications like a pro storyteller Offer the best options for both current lifestyle and long-term goals Share experiences (good and bad) so clients benefit from my learning curve Plant seeds for future opportunities—never knowing when they’ll sprout I work for my clients, not the lender. Always have, always will. So…what do I really do? I connect. I solve problems. I protect my clients’ interests like they’re my own. And sometimes, yes—I even make it rain…just don’t expect it to be $100 bills. Rolls of quarters, anyone?