The figures below are general market ranges across Ontario in 2026, not Future Lending Group's rates. We are a referral service, not a lender and not a licensed mortgage brokerage. Final pricing is set by the licensed lending partner based on your specific file. Mortgage brokering activity is regulated by FSRA; all lender and brokerage fees must be disclosed in writing before you sign. Bank-rate context tracks the Bank of Canada policy rate, and arrears / risk context draws on CMHC data.
How to read this index
- Bank (A-Lender) — chartered banks and prime lenders. Cheapest pricing; strictest qualification (federal stress test applies via OSFI guidelines).
- B-Lender / Alt — alternative lenders (e.g. trust companies, monolines). Mid-tier pricing; flexible on income docs, thin credit, self-employed.
- Private / MIC — individual private lenders and mortgage investment corporations. Highest pricing; equity-based, fast, short-term, used as a bridge back to A/B.
Lender fee is a one-time fee deducted from your loan proceeds at closing. LTV is loan-to-value — combined LTV (CLTV) counts all mortgages on the property together. Legal and appraisal costs typically add another $1,500–$3,000 combined.
First Mortgage
| Product | Tier | Rate | Lender fee | Max LTV | Term | Notes |
|---|---|---|---|---|---|---|
| Insured / insurable purchase | Bank (A-Lender) | 4.49%–5.29% | $0 | Up to 95% (insured) | 1–5 yr | Federal stress test applies. |
| Uninsured / conventional | Bank (A-Lender) | 5.39%–6.49% | $0 | Up to 80% LTV | 1–5 yr | Full income documentation required. |
| Alt-A / B-lender | B-Lender / Alt | 6.49%–8.49% | 0.50%–1.50% | Up to 80% LTV | 1–3 yr | Self-employed, thin credit, BFS programs. |
| Private 1st | Private / MIC | 8.99%–11.99% | 1.5%–3% | Up to 75% LTV | 6–12 mo | Interest-only; equity-based; exit strategy required. |
Second Mortgage
| Product | Tier | Rate | Lender fee | Max LTV | Term | Notes |
|---|---|---|---|---|---|---|
| Bank HELOC (rev.) | Bank (A-Lender) | Prime + 0.50%–1.00% | $0 | Up to 65% (HELOC) / 80% combined | Revolving | Full bank qualification; stress test applies. |
| Private 2nd | Private / MIC | 9.99%–13.99% | 2%–4% | Up to 80% CLTV | 6–24 mo | Interest-only; equity-based approval. |
| Private 2nd (higher LTV) | Private / MIC | 12.99%–15.99% | 3%–5% | Up to 85% CLTV (urban only) | 12 mo | Limited lender appetite; strong exit required. |
Refinance
| Product | Tier | Rate | Lender fee | Max LTV | Term | Notes |
|---|---|---|---|---|---|---|
| A-lender refinance | Bank (A-Lender) | 5.49%–6.99% | $0–$1,500 | Up to 80% LTV | 1–5 yr | Penalty on existing mortgage applies. |
| B-lender refinance | B-Lender / Alt | 6.79%–8.79% | 0.50%–1.50% | Up to 80% LTV | 1–3 yr | Used to consolidate debt or replace private 1st. |
| Private 1st refinance | Private / MIC | 8.99%–11.99% | 1.5%–3% | Up to 75% LTV | 6–12 mo | Short-term bridge back to A/B. |
Bridge Loan
| Product | Tier | Rate | Lender fee | Max LTV | Term | Notes |
|---|---|---|---|---|---|---|
| Bank bridge (firm sale) | Bank (A-Lender) | Prime + 2%–4% | $500–$1,500 flat | Up to 80% of net sale | 30–120 days | Requires firm sale of existing home. |
| Private bridge (no firm sale) | Private / MIC | 9.99%–13.99% | 1%–3% | Up to 75% LTV | 3–12 mo | Available when sale isn't firm yet. |
Self-Employed
| Product | Tier | Rate | Lender fee | Max LTV | Term | Notes |
|---|---|---|---|---|---|---|
| B-lender BFS program | B-Lender / Alt | 6.79%–8.99% | 0.50%–1.50% | Up to 80% LTV | 1–3 yr | Bank statements + NOAs in place of full T1 income. |
| Private (no income docs) | Private / MIC | 8.99%–12.99% | 1.5%–3% | Up to 75% LTV | 6–12 mo | Equity-driven; minimal income docs. |
Bad Credit / Bruised
| Product | Tier | Rate | Lender fee | Max LTV | Term | Notes |
|---|---|---|---|---|---|---|
| B-lender (bruised credit) | B-Lender / Alt | 7.49%–9.49% | 0.50%–2.00% | Up to 75% LTV | 1–2 yr | Recent missed payments OK; collections reviewed. |
| Private 1st / 2nd | Private / MIC | 9.99%–14.99% | 2%–4% | Up to 80% LTV | 12 mo | Used to stabilize then refi to B-lender. |
Arrears / Power of Sale
| Product | Tier | Rate | Lender fee | Max LTV | Term | Notes |
|---|---|---|---|---|---|---|
| Private rescue financing | Private / MIC | 10.99%–13.99% | 2%–5% | Up to 75% LTV (after arrears + legal paid out) | 6–12 mo | Speed-priced; reinstates first mortgage. |
Sources & methodology
Figures are compiled from publicly available rate sheets, lender disclosures, and discussions with the licensed lending partners in our network as of June 2026. We review and refresh this index periodically. Specific authoritative sources referenced on this page include:
- FSRA — Mortgage Brokering Sector
- OSFI (federal mortgage stress test)
- CMHC — Housing Market Information
- Bank of Canada — Policy Interest Rate
- TRREB — Market Watch
This page is intended as a benchmark, not a quote. If you'd like to discuss what this means for your specific file, get in touch.