What Will Mortgage Financing Look Like In 2021?
Carola Singer • November 4, 2020
There is no doubt that 2020 was one for the books. It will be remembered as a year like no other. COVID-19 has caused significant national economic disruption, to say the least. While we’ve seen government intervention, record unemployment, mortgage payment deferrals, record low-interest rates, we’ve also seen continued growth in the housing market.
So what can we expect as we complete the final quarter in 2020 and move into 2021? Well, low interest rates and increased scrutiny on all mortgage applications are most likely in the cards.
Low interest rates
Right now, both fixed and variable rate mortgage rates are at all-time lows. The cost to borrow money for a mortgage has never been cheaper. According to the Bank of Canada, we can expect them to stay low for the foreseeable future. “Interest rates are very low, and they are going to be there for a long time. Canadians and Canadian businesses are facing an unusual amount of uncertainty, so we have been unusually clear about the future path for interest rates.”
And while low interest rates are a good thing for financing property now, unfortunately, they won’t be as easy to access as in previous years.
More scrutiny on mortgage applications
While we don’t expect lender or insurer guidelines to change much in the coming months, securing mortgage financing in a post-COVID economy has already proven to be harder as lenders apply increased scrutiny to each application. Every mortgage application is being looked at more deeply, and additional documentation is being requested to substantiate your application. Lenders are being more cautious about who they’re lending money to.
If you’re self-employed or rely on overtime, bonuses, or picking up additional shifts to make ends meet, securing a mortgage is going to be more difficult for you. As lenders look at a 2 year average for employment, if you took a hit to your income in 2020, that will impact you in 2021. Any type of non-guaranteed income will be more scrutinized.
If the pandemic impacted your employment and you deferred any payments (credit card, loan, line of credit, or mortgage), expect to be questioned. Lenders will ask for your story; they will want to know why you had to defer payments and how you are now in a better financial position.
Unfortunately, one of the common complaints about getting a mortgage is that it is very document-intensive. Lenders want to see a lot of supporting documents for every mortgage application. And moving into mortgage financing in 2021, you can expect even more requests for supporting documents.
Have a plan in place
So while the housing market continues to grow and low rates make it a good time to buy, the best way to prepare for increased scrutiny and documentation on your mortgage application is to plan ahead.
If your mortgage is up for renewal, you’d like to refinance, or you’re planning on buying a new property, the best thing to do is to get started immediately. Getting together your documents will take time; having a plan on what that looks like is the way to go.
I would love to have a conversation and outline all your options. If you have any questions, please don’t hesitate to contact me anytime!
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Porting Your Mortgage: What You Need to Know Before You Rely on It Porting a mortgage means transferring your existing interest rate, remaining term, and outstanding balance from your current home to a new one when you sell and buy again. While some lenders—especially big banks—make porting sound simple, the reality is that porting a mortgage is often complex and far from guaranteed . It’s not a magic solution, and it doesn’t mean you automatically get to keep your old mortgage on your new home. In many ways, porting a mortgage feels like applying for a brand-new one—often with more conditions . Here’s why. 1. You Still Have to Re-Qualify Even though you already have the mortgage, the lender will reassess you. If you: Changed jobs Moved to a new city Are on probation Switched industries or income types …the lender may decline the port. Your previous approval does not carry over automatically. 2. The New Property Must Be Approved The lender also reassesses the new property . Just because they accepted your previous home as collateral doesn’t mean they’ll approve the next one. Expect: A new appraisal A review of the property’s condition Scrutiny around marketability and value If the lender isn’t comfortable with the property, the port can fail. 3. Property Values Rarely Line Up Perfectly Most moves involve a price difference. Buying a more expensive home: You’ll likely need additional funds at a blended rate, which can increase your payment. Buying a less expensive home: You may face a penalty for reducing the mortgage balance. Either scenario can affect your costs. 4. You Still Need a Down Payment Porting doesn’t mean you “swap houses” without cash. You still need: A down payment on the new purchase Closing costs Funds available at the right time This often surprises buyers. 5. Penalties Usually Still Apply (At First) Most lenders: Charge the full mortgage penalty when you sell Refund it only after the port is successfully completed If you’re relying on sale proceeds for your down payment, this temporary penalty can create a cash-flow issue. 6. Timelines Rarely Line Up Perfectly Real estate markets don’t cooperate. You might: Sell quickly but struggle to buy Find a home quickly but wait months to sell Closing dates rarely align, which complicates porting even further. 7. Port Periods Vary by Lender This is where the fine print matters. Depending on the lender, the port window may be: Same day only 30 days 90 days Up to 6 months If the port window is short, both transactions must close within that timeframe—or the port fails. Longer port periods offer flexibility, but also carry the risk of selling first and not finding a replacement property in time. The Bottom Line Porting your mortgage can make sense—especially if you have a strong rate and are buying a similar-priced home. But it is not guaranteed , and it comes with conditions, risks, and timing challenges. Portability is a feature, not a promise. Before you rely on it, it’s important to review all your options , including whether staying with your lender actually makes financial sense. If you’re planning to sell and buy, I’d be happy to walk you through the process, explain your options clearly, and help you decide whether porting is the right move—or if another strategy makes more sense.
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