Turned down by a bank
A bank can only offer its own products, so its no is really just one lender's policy. Across 70+ banks and lenders, the same file gets read very differently.
Start my free review →The Mortgage Reset
A bank's no is one opinion. Not the market's answer.
Free refinance and equity review for Ontario homeowners.
Private mortgage, high rate, or a decline nobody explained? Your file gets shopped across 70+ banks and lenders so the market competes for you. No credit check, no commitment, and a straight answer either way.
See your options →70+Banks & lenders
20+Years experience
5★Rated by clients
Start your free review
Where Rick can help
The files banks send away are the ones worth a second look.
Self-employed homeowners
Your accountant did their job well, and that's exactly what the bank held against you. Between tax-return, bank-statement and insured self-employed programs, there's a path for nearly every business owner.
Start my free review →Business owners
Incorporated income, retained earnings, commission and dividends. These need a lender who reads the whole structure instead of looking for a T4 that was never going to be there.
Start my free review →Debt consolidation
Credit cards at 20%+ alongside real equity in your home is a structure worth fixing. One secured payment usually replaces several unsecured ones, and the monthly difference tends to surprise people.
Start my free review →Getting out of a private mortgage
A private mortgage is a bridge, not a destination. The exit works best when it's planned months ahead, and most files have a route back to institutional pricing.
Start my free review →Files that need the full story
CRA arrears, mortgage arrears, multiple properties. Alternative and private lenders approve on equity and the whole picture, which is where complicated files finally get a fair reading.
Start my free review →The real problem
Most declines have nothing to do with whether you can afford the house.
Your income doesn't show on paper
The return that legitimately lowered your taxes is the same number the bank used to size your mortgage. Both things are true at once.
The file went to one lender
Every lender has a box. Send a good file to the wrong box and you get a no that tells you nothing about what you actually qualify for.
The file was incomplete
Underwriters decide on what's in front of them. A missing document gets read as a missing answer, and the file gets judged on its thinnest page.
Sound familiar?
Built for the homeowners banks keep overlooking.
If any of these describe you, the review is worth ninety seconds of your time.
- Self-employed homeowners paid in dividends or a modest declared salary
- Incorporated business owners with strong revenue and lean personal income
- Anyone currently sitting in a private or B-lender mortgage
- Homeowners carrying high-interest debt alongside real equity
- Anyone who got a no from their bank and was never told why
Why it keeps happening01 02 03 04
Four reasons good files get turned down.
Your accountant and the lender want opposite things
One works to lower your taxable income. The other uses that exact number to decide what you qualify for. Nobody did anything wrong, the two goals just point in opposite directions.
The file went to the wrong type of lender
An easy approval at one lender is an automatic decline at another, on identical paperwork. Category does more work here than merit does.
Credit took a hit during a hard stretch
A rough eighteen months stays on a report long after the business and the household have recovered. Lenders vary enormously in how much weight they give it.
A temporary mortgage quietly became permanent
Private and B-lender mortgages get renewed year after year because nobody ever built the plan to leave. That's the most expensive habit on this list.
Every one of these is a structure problem. None of them is an affordability problem.
Timing
The earlier the file is read, the more room there is in it.
Rates can be held up to 120 days, so the smart window opens about four months before a renewal or maturity date. Starting early costs nothing and protects you either way. Leave it to the last two weeks and you work with whatever is left.
Start My Free Review →Common situations
Files that cross the desk every week.
A private mortgage renewal is coming upA B-lender rate that stopped making sense$40K–$150K+ in unsecured debt worth consolidatingA bank no on self-employed incomeQualifying on dividend incomeRebuilding after a credit setbackRefinancing across multiple properties
How it works1 2 3
Three steps, start to finish.
Reach out
Ninety seconds on the form below. No credit check, no application, no commitment.
Rick reads your file
Personally, start to finish. You'll hear back within one business day.
You get a straight answer
What's available, what isn't, and what would have to change. Free, no-obligation and judgment-free.
Where most of these files land
Two moves that fix the majority of them.
Who you're talking to
Twenty years of files, and yours gets read by Rick.
Rick Sekhon
Licensed Mortgage Broker, Ontario
Twenty years of files, based in Mississauga and serving Toronto, the GTA and 50+ municipalities across Ontario. If your file works, you'll hear exactly why. If it doesn't, you'll hear that just as plainly, along with what would need to change to get there.
Verify this licence on FSRA's registry →Questions
Straight answers.
Will you check my credit right away?
No. The review takes no credit pull at all. When you're ready to proceed, one inquiry covers all 70+ lenders rather than one per bank.
My bank already said no. Is it worth talking?
Especially then. A bank can only offer its own products. Alternative and private lenders approve based on equity and the full story, so a bank's no is usually where our work starts.
Is this a guaranteed approval?
No, and anyone promising one isn't being straight with you. What you get is an honest read on what's realistically available, including when the answer is not yet.
I'm self-employed. Do I need two years of tax returns?
They help, but they're not always required. Bank-statement and business-financial programs qualify plenty of business owners without them. The key is matching your file to the right lender.
What does this cost?
For standard residential mortgages, nothing. The lender pays the broker on closing. On files that need a borrower-paid fee, you'll see it in writing before anything moves forward.
Will my information be shared or sold?
Never. Your details are used to review your file and nothing else. They aren't sold or passed around for marketing.
How fast can this close?
The review itself takes 15 to 25 minutes. A straightforward refinance typically closes in two to four weeks, and urgent situations, private funds or bridge financing, can fund in days when needed.
Your free review
Let's see what your file can actually do.
About ninety seconds. No credit check, no obligation, and Rick follows up within one business day.
Rick Sekhon, Licensed Mortgage Broker · Real Mortgage Associates Inc. · FSRA Lic. #10464 · Independently owned and operated · 5675 Whittle Rd, Mississauga, ON L4Z 3P8 · 416-473-9598 · rick@rma-broker.ca
Submitting a form on this page is not a mortgage application and does not create a lending commitment. All approvals are subject to lender review, property valuation and full documentation. Rates, products and figures shown are for illustration and education only, are subject to change without notice, and apply on approved credit. E&OE.