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Investment Property Mortgage

One of the fast-rising means of making money is participating in any investment. Many people buy a future for themselves and their families through their involvement in investment.

Purchasing an investment property is a popular choice among Canadian searching for new ways to put their money to work.

According to the 2020 statistics, it was recorded that over 77% of Canadians engage in investment. This shows their utmost interest in investment. Between the periods until now, they have been enjoying the benefits of investment, and they will continue to enjoy it.

Although, it can be difficult to comprehend mortgages in Canada. A mortgage for an investment property has elements that set it apart from other mortgages.

Financing an investment home is quite more complicated than a primary residence. The number of units present in the building and whether you will be residing in it or not are the two main factors to be considered. It also determines the amount you will need.

Are you looking forward to buying an investment property? If yes, read through this article as we will be trashing out how mortgages for investment properties work in Canada.

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Real Estate Investment

According to research, many of the richest men in the world have gained ground as a result of their investment in real estate. Many Canadians make money through their investment in real estate.

There is a reason why so many people invest in real estate. One of the things known to appreciate over time is the land. The value of land tends to increase day after day, and therefore investing in real estate could be a lifetime opportunity to build wealth.

The rates at which those increases occur and the places in which they occur are some of the factors, but the land is a sound investment to venture into.

It is convenient to have a place where we shelter our heads while also investing in the future. As it is seen today, many people are looking for a place to rent, and becoming the person who rents to them can be a way to supplement income while simultaneously paying down the debts you used to purchase the property.

If you currently own a house and want to buy a second property to rent out, you may have to discover differences in the investment property mortgages you are offered.

Although owning an income property can be a lucrative and exciting endeavor, obtaining a mortgage for a rental property may be a time-consuming and exhausting process.

So it is hereby necessary that when one is ready to build an income and expand a real estate portfolio, one needs to go to a mortgage broker who can walk you through the whole process. This will help you with what you need to understand before venturing into it.

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Things To Consider Before Investing In Real Estate

Before investing thousands of dollars, it is necessary to know a lot about real estate. So to minimize the risk of investment and to enhance safe investment, there are things to consider.

Pay Down Personal Debt

According to Pereira, “it is not necessary to pay down debt if your return from your real estate is greater than the cost of debt.”

Debt may be part of the savvy investor’s portfolio investment strategy. So as an investor, it would be best if you avoided this. Some investors have pending personal debt, and they still go-ahead to purchase a rental property.

You need to be aware that purchasing a rental property may not be the best option if you find yourself in this situation.

Obtain a 20% or more down payment

Investment properties typically need a huge down payment and have strict approval criteria compared to owner-occupied properties. The 3% down payment you made on your present home will not work for the investment property. This is because mortgage insurance is not available on rental properties. Therefore, you will need at least a 20% down payment.

However, you will need to pay for the down payment from bank financing or contract a personal loan.

Getting the right location

When choosing a real estate investment, the next thing to consider is the location. Investors want to be trapped with a rental property in a deteriorating or rural neighborhood rather than an urban area. A city or location with a booming population and a revitalization plan in the works could be a good place to invest.

As an investor who wants to go into real estate in Canada, you need to find a location with reasonable property taxes, good school districts, and lots of facilities.

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Decide whether you are cut to be a landlord.

Being a landlord can be a lucrative and a lifetime opportunity to make money in real estate, but it is not an easy task. Landlords are faced with so many challenges from tenants, and this may as well piss them off. There are always maintenance troubles and headaches, picking the right property and locating trustworthy and reliable tenants.

Since you do not know anything about how to repair things such as electricity, water pipes, toilet, and so on, you need to involve the experts to help you out; thereby eating deep into your income.

For landlords to save money, the property owners with one or two homes frequently conduct their repairs.

Signs That Show You Are Ready To Invest In Real Estate

To begin, understand that the purchasing procedure for an investment property differs from that of a permanent residence. Make sure you meet the following requirements before investing in real estate.

You are financially stable.

Investing in properties necessitates a significantly higher level of financial stability than primary residences, particularly if you intend to rent the property to renters. For investment properties, most mortgage lenders need at least a 15% down payment, which is normally not required when purchasing your first house. Many states require investment property owners who move renters in to have their residences cleared by inspectors in addition to a greater down payment.

So to invest in real estate, make sure you have enough money in your budget to handle both the initial expenditures of buying a property and ongoing upkeep and repairs. You must execute important repairs promptly as a landlord or rental property owner, which can imply costly emergency repairs. So to do this, make sure you allocate more money for regular emergency house repairs.

The cost of owning an investment property does not start when the renters move in. you should also set aside funds for advertising and credit checks to ensure that you get the best tenants. A good collection of tenants is beneficial to your property, while a bad collection of tenants cab significantly increase your cost by vandalizing the house properties.

Have time to manage it.

Property management for investment purposes still takes a lot of time. If you want to safely run an investment property, you need to devote time to taking good care of it. You must promote your space, conduct interviews with potential tenants, conduct background checks on tenants, ensure that tenants pay their rent on time, maintain your property, and make prompt repairs if something breaks wrong in the residence.

So to do all these, you need enough time to maintain and monitor your space before acquiring an investment property.

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The Return On Investment (ROI) is available.

In today’s market, real estate investors frequently see positive cash flow from their investment properties. Still, the savviest investors assess their estimated return on investment (ROI) rates before purchasing a property. Follow these procedures to calculate your return on potential property investments.

Calculate your rental income for the year

Look for similar rental properties that are currently available. Calculate a year’s worth of revenue by multiplying the average monthly rent for the type of property you’re interested in by 12.

Make a net operating income calculation

Calculate your net operating income after estimating your annual prospective rental income. Your net operating income is the difference between your yearly rental estimate and your annual operating expenses.

Your annual operational expenses are the total amount of money spent on maintaining your property. Insurance, property taxes, maintenance, and homeowners association dues are some of the costs. In your net operating expense calculation, don’t include your mortgage or interest. To calculate your net operating income, subtract your operating expenses from your yearly rent estimate.

Calculate your return on investment

To calculate your total return on investment, divide your net operating income by the total value of your mortgage (ROI).

A 3% return on investment is wonderful if you buy a house in a good region and know you can rent it to trustworthy renters. A 3% ROI, on the other hand, may not be worth your time and effort if the property is in an area where short-term tenants are common.

Types Of Investment Properties

Buying a real estate property can come in two different ways; these two ways are known as residential and commercial property investment. These two categories are characterized based on the activities performed in the building after it is being purchased.

Residential investment property

According to the name, residential investment properties are the homes where people reside, lease for tenants to rent, or fix for reselling.

Single-family home apartments, cottages, and so on are all common forms of residential investment property. The residential investment properties are buildings that consist of one to four units.

Commercial investment property

Anytime the word “commercial” is being used, it means the phenomenon being referred to is all about business. So therefore, commercial investment property is a building used for business purposes.

In Canada, any structure or building with five or more units is termed a commercial property. Even though they are used as a place of residence, it is still regarded as commercial property.

Commercial buildings generate a larger yield, but they also demand a lot of expenditures and upkeep. The requirements are also strict and quite hard to meet.

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Mixed-use investment property

As the name implies, it is a combination of commercial and residential property. Some units of the house may be used for business purposes, while some other parts may be used as a residential space.

This is usually common in buildings with storeys. For example, it would have a retail shop or a bank on the ground floor and an apartment on the second floor or vice versa.

The mortgage for the property you want to buy for rent will be different from your home. The mortgage rate for investment properties is usually on the high side compared to those owner-occupied homes.

The criteria have been tightened, and the down payment requirements have been increased. Here is what you need to know about investment property mortgages before you dabble into them.

Mortgage Interest Rates

Mortgage interest rates are mostly determined by the bank’s assessment of the risk associated with the loan. This was implemented to protect them against any problem that may arise later after contracting it. They will then charge a higher interest rate on any loan that they may consider being riskier.

The reason why banks consider the owned-occupied property to be less problematic or less risky is that they assume that someone buying residential property will go to greater lengths to make sure their mortgage is in good standing.

A person who buys a property mainly for business purposes does not require living in it. So during the financial difficulty, the investment property, instead of their permanent residence, will be the first asset to be sold.

Mortgage default insurance is normally not available for investment homes, which implies that if an investor fails, the bank is not protected. So, as a result, banks and lenders consider the rental property to be a more risky asset to invest in with a loan. The bank will normally demand a higher interest rate to compensate for the risk. Many mortgage lenders will not even consider funding an investment property.


How To Qualify For An Investment Property Mortgage

The application process for a mortgage on a rental property is a little more stringent and extensive compared to the mortgage for a residential property.

In addition to the large down payment, if you are not expecting to live on-site, then you will need an excellent credit score. This will be able to convince the lender that the building will generate enough rental income.

You must show that you will have enough non-rental income to cover the mortgage in the event of a break between the tenants.

Rental mortgages are not available from every lender. They are most common with big banks in Canada. You will generally have a hard time finding a small lender that provides this service, and even if you find one, they will only charge a small fee.

Advantages And Disadvantages Of Investment Property Mortgage

Although owning an investment property can be extremely beneficial and applying for a property mortgage can also be helpful. But before you jump on board, here are some advantages and disadvantages to consider.


Consistent monthly income

Renting out a property might offer you consistent monthly income. The rental fee will be collected from the tenants every month, and this may serve as a lifetime opportunity for earning income every month.

Deductions for taxes

Taxes such as mortgage interest, property taxes insurance, maintenance and upgrades, and property management are all expenses that can provide a tax credit if you own an investment property.

Deductible losses

You may also be able to deduct your losses in addition to your expenses. So if your investment property expenses exceed your rental revenue, you may be entitled to deduct the difference from the other earnings.


New responsibilities

Purchasing an investment property, especially if you want to rent it out, can be a terrific way to supplement your income. It is not easy dealing with tenants, as you may continue to be attending to their needs, such as fixing some things in the house.

It is not cheap

Buying an investment property is much more difficult and expensive than investing in other types of investments. Although the rent received from tenants will cover your monthly mortgage payment, you will still need to pay a down payment of 20%.

Additionally, depending on the property, you need additional funds for repairs and modifications. This is required if you do not want to have problems with the tenants and to increase the longevity of the building.

It could be difficult to sell later

Rental property is not a property that can easily be exchanged for cash. So in case you want to sell your rental property, keep in mind that it may take some time.

Apart from the fact that it takes time to sell, you will also give account for selling expenditures such as the cost of employing a real estate agent and some legal fees.

Eligibility Requirements

To apply for a mortgage on investment property, there are some checks you must pass before you can be fully eligible for it. To be eligible for an investment property mortgage in Canada, you must meet the following requirements:

  • You must be at least 18 years old to participate.
  • You must be a Canadian citizen or permanent resident.
  • You must be free of bankruptcy and other unmanageable debt.

We will need to provide the lender with:

  • The purchase and sale agreement
  • Evidence of a substantial down payment
  • Work letter and pay stubs, or a notice of assessment for T1 Generals for the previous two years.
  • Zoning papers to show the type of property you are purchasing. Either residential property or commercial property.

Debt ratios

A credit check and the calculation of your debt coverage ratio will be required by your lender. A lender must access your ability to satisfy your monthly debt commitment and expenses to qualify for an investment property mortgage.

How To Get A Mortgage For A Rental Property

A rental property mortgage is similar to a principal residence mortgage in many ways, but there are a few important differences.

For beginners, rental property loans have higher rates since borrowers who are having difficulties in financial aspects prioritize their primary residence mortgage. So because of the increased risk, lenders demand higher loan rates on rental properties.

Then there are insurance guidelines, which are usually more stringent in the case of rental homes. Lenders look at the borrower’s credit score, debt-to-income ratio, and down payment. The same principles apply to rental property mortgages, but the borrower will almost certainly be subjected to stricter requirements.

In addition, the bank or lender may scrutinize the borrower’s employment history and income. They will also scrutinize the borrower’s experience as a landlord.

Generally, lenders demand the following information from borrowers to accept a rental property mortgage.

Down payment

Depending on the lender and loan program, you may be able to put down as low as 3% on a conventional mortgage for a primary residence. If your down payment is less than 20%, you will be required to pay private mortgage insurance. This protects the lender from some financial loss if you default on the loan.

However, Private Mortgage Insurance (PMI) is not required for mortgages on investments in rental properties. For rental properties, a bigger down payment of about 15% to 20% is required. Some properties, such as multi-unit investment properties, necessitate a down payment of at least 25%.

Credit score

When financing a rental property, lenders require a minimum credit score of 620. However, to get the best interest rates and conditions, you will need a credit score of 740 or above, which falls into the “very good” category.

Debt-to-income ratio

The DTI ratio is another important issue that lenders analyze. This is the percentage of your total monthly revenue that goes towards debt repayment. The DTI should ideally fall between 36 percent and 45 percent to qualify for a rental property mortgage.

According to Tassone, borrowers can often consider up to 75% of their anticipated monthly rental income (as calculated during the appraisal) as additional eligible income to assist their lower DTI. To account for probable vacancies, he points out that lender don’t consider 100% of rental income.

If this is the case, your ability to obtain a rental mortgage may be contingent on your income.


Borrowers should have enough money in the bank to cover three to six months’ worth of mortgage payments, including principal, interest, taxes, and insurance, in addition to demonstrating a positive debt–to–income ratio.

Amortization Period

The amount of years to make the full payment off the mortgage is known as the amortization period. Real estate investors, on the whole, prefer longer amortization periods because it lowers their monthly mortgage payments. As a result, a result in higher monthly profits.

You may be eligible for a maximum amortization of 25 or 35 years for residential property, depending on the type of property purchased. You will have a maximum amortization of 25 years if you have Canada Mortgage and Housing Corporation (CMHC) mortgage default insurance and less than 20% down payment.

You can prolong your amortization to a maximum of 35 years if your down payment is greater than 20%. This does not necessitate living in a unit. There is, however, an amortization extension fee, and your interest rates will almost certainly be higher than a CMHC-insured mortgage. Your monthly mortgage payment should ideally be lower, but given variation.

Investment Property Mortgage Rates In Canada

For investment property mortgages and normal mortgages in Canada, most lenders will give similar interest rates. However, depending on which lender you choose, you may end up paying slightly higher rental property mortgage rates. The sort of mortgage you choose will also affect your rates:

Variable-rate vs. fixed rate

Fixed-rate mortgages are slightly more expensive at first, but they offer the benefit of predictable monthly payments. Variable-rate mortgages can rise or fall in value depending on the market conditions.

These loans are often low-priced at first, but they may escalate in cost over time.

Closed vs. open mortgage

The interest rates for closed mortgages are often lower than those on open mortgages. However, unless you incur a penalty, you will not be able to refinance or return your loan before the term is complete.

Open mortgages allow you to restructure your loan without incurring additional fees. The disadvantage is that they usually have higher interest rates.

Short-term vs. long-term

You can normally finance your mortgage for a period of six months to five years. In most cases, you will pay more for a shorter period and pay less for a longer term. To discover the best bargain, you will want to compare rates for a variety of various terms.

New or refinanced mortgage

If you are getting a new house loan, many lenders will offer cheaper interest rates. This is frequently due to their desire to secure your business from the start. If you want to refinance an existing mortgage, you will almost always have to pay a higher interest rate.

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FAQs about Investment Property Mortgages

What is the maximum loan amount I can acquire for an investment property?

Depending on your financial situation, you can borrow anywhere from 65 percent to 80 percent. Some banks will set a limit on how much you can borrow based on the location you're buying in or the sort of property you're buying.

How long can I finance an investment property with a mortgage?

Investment mortgages can last up to 25 years, depending on the oldest borrower's age.

Can I borrow against the equity in my home to buy an investment property?

You can use the equity in your home to buy an investment property; however, we recommend that the majority of the debt be secured against the new property you're buying, as this is the property that will be in danger if you can't make payments.

Do I have to pay taxes on my investment property's rental income?

The quick answer is that it works in the same way as any other form of earned income in the state. Your rental income will be taxed at a rate ranging from 20% to 40%, depending on your tax rate.

What are the current rates for a mortgage on an investment property?

Mortgage rates on investment properties range from 3.75 percent to 5.75 percent as of January 16, 2021. It's worthwhile to browse around because the difference in interest rates between the lowest and highest rates throughout the life of the loan might be roughly €50,000. At Citywide Financial, we'll do all of the legwork for you.

Can I use my pension fund to buy an investment property?

Yes, you can use your pension savings to purchase a home. All rents and capital growth on the property will be held in the pension system, and the fund will need to be self-directed. The fund can borrow up to 50% of the property's acquisition price.

Is obtaining a mortgage for an investment property more difficult?

In general, getting a mortgage on an investment property can be a little more difficult, as banks will stress test mortgage repayments and only allow 80 percent of rents when determining affordability. They'll also look at the entire debt-to-income ratio. Recently, two new lenders have entered the market, both of whom would analyze entire debt-based on rental yield, which is good. Because each bank's standards differ, it is advisable to speak with a broker before applying for an investment mortgage. Just because one bank says it won't work with a client doesn't imply the other bank down the street will.

Is it possible to secure an interest-only mortgage on a rental property?

The majority of lenders continue to offer interest-only loans. Because no capital is returned, an interest-only loan allows you to make smaller payments. It will also maximize the amount of interest you may deduct from your rent when computing your tax payment each year. The major downside is that you will owe the same amount as when you first took out the mortgage because no capital will be refunded.

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