Fort McMurray Mortgage Broker

Josh Tagg has been arranging mortgages for Fort McMurray and Wood Buffalo clients since 2007 — through the boom, the 2015–16 downturn, the 2016 wildfire, the 2020 flood and the recovery. As an independent broker he is not tied to one lender’s product shelf, which matters here because overtime, shift premium, bonus and camp rotations are read very differently from one lender to the next.

Yes. Rotational schedules, camp work and fly-in-fly-out arrangements are completely normal here and completely financeable. Lenders want two years of T4s, recent pay stubs, and a letter of employment confirming the rotation and whether hours are guaranteed. The complication is that lenders treat overtime, shift premium and bonus very differently, so the same applicant can qualify for materially different amounts depending on where the file goes. Living-out allowance is the exception to "it depends": if it is not taxed and not on your T4, plan on it not counting anywhere.

On standard residential mortgages with mainstream lenders, no — the lender pays the broker when the mortgage funds, and the rate is the same or better than approaching that lender yourself. If a file ever needs an arrangement where a fee applies, which is uncommon, you would be told the amount in writing before any work is done.

Usually within a business day once your documents are in, with a rate typically held up to 120 days. If you are buying a new build with a longer closing, the rate-hold strategy needs planning at the contract stage — a 120-day hold does not cover a 10-month build.

No. We can talk through your situation and get you a realistic number without pulling anything. Credit is only checked once you have decided to move forward and have given permission.

For most residential mortgages, no. The lender pays the broker, so my advice and shopping cost you nothing. On the rare deal where a fee applies (some private or complex files), you'll know the exact amount up front before anything is signed.

Your bank can only sell you its own products. As an independent broker I compare rates and features across major banks, credit unions, and monoline lenders, then bring you the best fit — one application, dozens of options.

As little as 5% on the first $500,000 of the purchase price, and 10% on the portion above that, up to $1.5 million. Below 20% down your mortgage is insured (CMHC, Sagen, or Canada Guaranty). I'll calculate the exact figure for your price range.

Usually within a day. A pre-approval confirms what you can afford and locks in a rate for up to 120 days, so you can make offers with confidence.

Rarely. The renewal rate your bank mails you is convenient for them, not necessarily best for you. Send me the letter and I'll tell you in plain terms whether to sign it or beat it — often with a better rate or a smarter structure.