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Hi Jeff,
=20
Using your two year average income from your 2013 & 2014 Tax filing =
years,
you maximum mortgage has increased to $960,000 from $950,000 because we =
can
now get Prime – .50% (3.95%) instead of Prime – .40% on a 30yr =
amortization
Variable Rate mortgage. It might not make a huge difference the big
picture, but at least it=E2=80=99s going in the right direction. =20
The other alternative is to file ASAP and have CRA process your 2025
personal income tax, so I can take the 2024 & 2025 returns. (You will =
need
to confirm that you have paid the income taxes owing on that return and =
no
income taxes are outstanding) =20
=20
Bob
From: Bob Woods (905) 877-1490 [mailto:bob@bobwoods.ca]=20
Sent: February 18, 2026 4:04 PM
To: ‘Jeff Pierce’
Subject: RE: Mortgage Scenario
=20
Hi Jeff,
=20
Yes, you need to speak with your accountant prior to filing your 2025
personal income taxes=E2=80=A6 It=E2=80=99s the fact that all =
institutional lenders will
have to take your previous two years averaged Taxable income given that =
you
are BFS. =20
=20
So let=E2=80=99s come at this from another way (since you =
haven=E2=80=99t filed your 2025
personal income taxes yet=E2=80=A6) To Purchase this $1.8 million =
dollar home using
just your net sale proceeds (while accounting for closing costs) you =
would
have approx.. $574,500 available to use for a down payment.
=20
You would need a $1,225,500 mortgage to complete the $1.8m purchase. To
qualify for this mortgage, you would need a 2yr average income of at =
least
$250,602.04 and your outside loan credit card payments can=E2=80=99t be =
higher than
$1,044.19/mth. (we take 3% of the outstanding balance on Credit =
cards/lines
of credit for the assigned payment) along with any loans you have =
personally
guaranteed.=20
=20
This means your 2025 Dividend income from your company needs to be
$228,829.64 (or higher) for your 2025 Tax year. $207,000 (2024) +
$228,829.64 (2025) =3D $435,829.64 divided by two, averages out to =
$217,914
Using that figure, I am then allowed to gross up that income up by 15%
($32,688.04) as you are BFS in order to make the target income of
$250,602.04.=20
=20
Your wife is working for you in a non-arm=E2=80=99s length capacity, so =
she would
need to show a 2yr average (which obviously is a problem)
=20
This is how you qualify for a $1,800,000 home with $575,500 down payment =
at
a Schedule =E2=80=98A=E2=80=99 Bank @ Prime – .40% on a 30yr =
amortization (4.05%) that would
carry for $5,862.21 per month or $2,703.20 Bi-Weekly. Please file early =
and
insure any income taxes owing is paid, so you can get your 2025 Notice =
of
Assessment back in time to be used to qualify for the new purchase.
=20
=20
Bob
=20
=20
=20
From: Jeff Pierce [mailto:jeff@vulcandemo.com]=20
Sent: February 18, 2026 12:50 PM
To: bob@bobwoods.ca
Subject: Re: Mortgage Scenario
=20
Much appreciated Bob, thank you for the detailed information.
=20
I’ve had to present further business documents showing the higher =
amounts of
dividends transferred from my operating company to my holding company =
which
allowed for higher approvals. However, this offers some further insight =
and
will do for the time being.=20
=20
I will be in touch, thank you again.=20
=20
=20
On Tue, Feb 17, 2026 at 5:44=E2=80=AFPM Bob Woods (905) 877-1490 =
wrote:
Hi Jeff,
=20
Here are some numbers I have worked out=E2=80=A6 Hopefully this is what =
you had in
mind also?
=20
$800,000 Sale Price
$ 45,200 Real Estate Commission @ 5% inc. HST
$139,570 Existing Scotiabank Mortgage
$ 546 Penalty
$ 2,500 Legal Fees on Sale
$612,184 Net Sale Proceeds
=20
$1,800,000 Purchase Price
Closing Costs:
$ 32,475 Land Transfer Tax
$ 3,600 Legal Fees inc. Disbursements
$ 1,635 Title Insurance
$1,837,710 Total Required to close on this Purchase
=20
=20
Max. mortgage @ Schedule =E2=80=98A=E2=80=99 lender =20
$955,000 VRM @ Prime – .40% (currently 4.05%) $2,106.53
Bi-Weekly
=20
Max. mortgage @ Schedule =E2=80=98A=E2=80=99 Alt lender
$1,165,000 1yr Fixed @ 4.84% with a 1% lender fee. $2,815.43
Bi-Weekly
One year from now you would re-qualify =
using
your 2yr averaged family income of $238,675 or higher and move back over =
to
the discounted rates without legal fees etc.=20
=20
There are other Mortgage options to consider, but now we are getting =
into
much higher interest rates and fees (depending on what is being asked =
for)
=20
=20
Bob Woods C.F.P.
Mortgage Broker FSCO # M08006027
360 Guelph Street
Georgetown ON
www.bobwoods.ca =20
Tel (905) 877-1490
Fax (905) 877-7618
=20
FSRA # 10259
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——=_NextPart_000_0830_01DCA57F.6E542470
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