All the ways to save on your mortgage.

1. Save with your better rate, right off the start

It's obvious (to me and our True North Mortgage brokers) that getting your best, lowest rate (for which you qualify) is a great way to save thousands. If you're buying a new home and go straight to your bank, you'll likely pay a higher rate because they 'bank' on your loyalty rather than compete strongly on rates.

We can access several lenders to find your best rate (guaranteed), PLUS pass along a volume discount to get it lower. We're known for having the best rates in the industry, and we work hard to achieve that for every client.

Our lowest advertised rates are for specific products, but no matter your situation — we can suggest ways to help you qualify for your absolute-best rate, depending on your application details. And if you'll be home-shopping soon, hold your best rate now before rates rise again.

2. Switch to a lower rate or better product

Feeling regretful about paying that higher mortgage rate with your big bank? You can check with us any time, especially during your mortgage renewal period, to see if we can switch you to a better rate. It's free, and there's no obligation to get our help.

Or, you may decide that breaking your mortgage for a better rate or product — for example, one that will get you ahead with better pre-payment privileges — is worth your while.

You could also move from a fixed rate to a variable rate (hoping that rates will come down sooner within your term) — but variable rates come with the risk of change, tied to prime rate adjustments and Bank of Canada policy rate changes.

3. Save more with a conventional mortgage

Do you have money put away for a holiday or a big purchase? Consider adding it to your down payment to increase it to at least 20% of the home price to make it a 'conventional' mortgage.

Not only will your mortgage size and monthly payments be reduced, but you may also be able to extend your loan length to 30 years for even lower payments (see more on this below). Also, you won't need the mortgage default insurance required on a high-ratio mortgage (less than 20% down).

The savings difference on a $500K home price with a down payment of 10% vs. 20% (standard 25-year amortization), is over $51K! A conventional mortgage typically comes with a higher rate (no insurance on the loan), but you'll still save more.

4. Extend your amortization to lower your payments

On a purchase. If you have a conventional mortgage (20% down or more), you may be eligible for a 30-year amortization. A high-ratio mortgage (less than 20% down) requires a standard 25-year amortization.

On a renewal. If you've had your mortgage for a few years, you could extend your amortization back to your original time.

Or, if you initially had a high-ratio mortgage at a 25-year amortization and have paid down enough to bring your Loan to Value (LTV) to 80% or lower, you may now qualify for a 30-year amortization.

Extending your amortization means it'll take longer to pay off your mortgage (more interest paid, too), but it may be the 'immediate' monthly cash-flow help you need. This action may require a refinance, which could incur fees depending on the lender, but no penalties if done at renewal.

5. Save on other debt

If you have other debt at higher interest rates, now might be a good time to refinance to consolidate your loans into one mortgage payment at a lower rate. It can help you save money on interest and allow more budget space. The catch, however, is not to run up those other loan sources again and focus on paying down your new mortgage.

• Reduce the number of loans you're paying to just one mortgage
• Your monthly mortgage payment will be higher, but you'll avoid being nickel-and-dimed by other payments
• You could save thousands on interest costs and help free up cash flow

6. Pay a lump sum on your mortgage principal

Do you have some cash stashed? Think about spending it on your future (mortgage) self.

Investing in your mortgage with extra funds down on your principal can help you save thousands rather than spending your hard-earned savings on higher interest costs.

• A lower principal amount means paying less interest
• You could end up with a shorter amortization to pay off your mortgage faster — unless you recast your mortgage to get lower payments for budget relief now
• Your extra principal payments could help buffer against future rate increases

7. Increase your mortgage payment frequency

If you have the budget room now, speed up those monthly payments to save thousands on interest and pay off your mortgage faster.

How much can you save by switching from monthly to accelerated bi-weekly payments? Let's take a $500K home price with a minimum 5% down payment (a high-ratio mortgage that requires default insurance) and pair it with a 5-year fixed rate of 5.0% (and standard 25-year amortization).

In your first 5 years, you can save over $2K, and over the life of your mortgage, you'll shave off about 3.5 years to save over $60K in interest.

8. Port your rate and mortgage to a new home

Many lenders and products include a portability feature, which can allow the option to move your rate and product from one property to another (depending on government restrictions and lender conditions).

So, if you plan to move, bringing your lower rate with you (or getting a blended one that's still lower) might help you budget for your new home.

9. Access first-time home buyer programs and rebates

I wish I could reach every potential first-time buyer and tell them to talk to us.

There's a reason that we get so many 5-star reviews. Our brokers are highly trained, with hours and hours put in on top of what each employee brings to the table in knowledge and experience.

We offer volume rate discounts, flexible mortgage options, savings on costs and fees — and targeted advice on programs and rebates to make their first mortgage a sound financial strategy.

And we've developed a best-ever First Time Home Buyer's Guide to help with the journey (including essential tips and worksheets) from beginning to end.

10. Co-live, to co-mortgage

To bring home affordability within reach, consider multigenerational or co-ownership of a larger home to share with family or friends.

You'll be able to pool your resources for a larger down payment and split other costs, including the monthly mortgage payment.

Especially in higher-priced regions — the right planning may help you get into home ownership sooner than going it on your own.

11. Tap your home equity for lower-interest funds

With rising rates, your mortgage will still offer a much lower-interest way to borrow compared to the jacked-up rates you'll get with credit cards or private loans.

If you have equity in your home, we can help look into your refinance or add a HELOC for extra funds for investment, home upgrades or schooling.

12. Skip a mortgage payment to pay off higher-interest debt that month

Some lenders allow good-credit clients to skip a mortgage payment for at least one month (restrictions may apply).

Using this option will 'defer' your mortgage principal for that same amount and will be added to your amortization length, which means you'll pay a little more interest over the lifetime of your mortgage.

However, the budget break may allow you to catch up elsewhere to save on interest and reduce debt obligations.

13. (Bonus Tip!) Watch out for mortgage traps that may cost you more

See an 'ultra-low' rate on the web? Our expert brokers can help you uncover the fine print to see if that bargain-bin rate comes with hefty restrictions or hidden fees that make up any savings difference you think you're getting.

We always say that your best rate is important, but so is having a flexible mortgage product to go with it.

Your mortgage should work with you and your financial goals — not against you. If you think you'll need a change or want certain pre-payment options, the right mortgage fit matters to save money on penalties or other costs you didn't see coming.