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Sheldon Brow

Sheldon Brow

Mortgage Agent
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Agent Level 1 | FSRA#12700

Intact Place

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Local:
1-403-452-8245
Toll Free:
1-877-884-8245
Fax:
1-877-248-6654
Hours
Weekdays:
8am
5pm
Weekends:
Closed
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Treated like family for a mortgage that fits your life.

At the heart of my approach, I'm committed to treating each client like family — just as I would give advice to my own mother, I’m here to provide clear, honest, and trustworthy mortgage guidance every step of the way.

Whether you're a first-time homebuyer, looking to refinance or renew, or navigating the ins and outs of securing your best rate and mortgage fit, I’ll work closely with you to understand your unique goals.

I'm dedicated to personalized service that ensures you have all the information you need to make well-informed decisions. Give me a shout today, and we'll get started!

Video Library

Collateral vs Standard

Collateral vs Standard

00 min 00 sec With Sheldon Brow

Collateral vs Standard

Sheldon Brow
Sheldon Brow Mortgage Agent
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01 min 22 sec

Mortgage Agent Sheldon Brow clarifies the distinction between standard and collateral mortgages. He highlights how standard charges offer greater long-term flexibility, while collateral charges, often utilized by major banks, can complicate lender switching. Understanding these mortgage types before signing is essential for future financial decisions and avoiding potential dependencies.

KEY TAKEAWAYS

  • Standard charge mortgage: registered only for the amount borrowed; cheap/easy to switch lenders at renewal.
  • Collateral charge mortgage: registered for up to 125% of property value, not just what you borrow.
  • Collateral mortgages let you borrow more later without refinancing, but make switching lenders at renewal harder and costlier.
  • Big banks typically use collateral charges and often frame it as a benefit — but it also makes you "stickier" to that lender.
  • Best fit for collateral: if you plan to keep borrowing against your home. Best fit for standard: if you want to shop for the best rate each renewal.
  • Some banks register collateral charges automatically without clearly explaining it — confirm which type you're getting before signing.
Debt Ratios versus Credit

Debt Ratios versus Credit

00 min 00 sec With Sheldon Brow

Debt Ratios versus Credit

Sheldon Brow
Sheldon Brow Mortgage Agent
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01 min 10 sec

This video clarifies the essential components of loan approval, highlighting that both debt ratios and credit scores are critical. It details Gross Debt Service (GDS) and Total Debt Service (TDS) ratios, explaining how they measure housing costs and total monthly debt against income. The importance of maintaining a healthy credit score by managing balances and making timely payments is also emphasized for successful loan applications.

Down Payments Dos & Don'ts

Down Payments Dos & Don'ts

00 min 00 sec With Sheldon Brow

Down Payments Dos & Don'ts

Sheldon Brow
Sheldon Brow Mortgage Agent
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01 min 25 sec

Understand the essential 90-day paper trail requirement for your down payment. This video explains why lenders need to trace all deposits and transfers to comply with anti-money laundering regulations. Learn what documentation is necessary for large deposits and gifts, and discover how to avoid common pitfalls that can delay your mortgage approval.

KEY TAKEAWAYS

  • Lenders require a 90-day paper trail for your down payment (anti-money laundering requirement).
  • Large deposits/transfers (typically over $2,500–$5,000, depending on mortgage size) must be documented and explainable.
  • Gifted funds may need a formal gift letter plus proof of transfer.
  • Avoid moving money between your own accounts unless truly necessary — it creates extra questions and can delay approval.
  • Avoid cash deposits.
  • Don't borrow money without discussing it with your mortgage broker first.
  • Use clean, consistent PDF bank statements to speed up approval and reduce follow-up requests.
Fixed vs. Variable

Fixed vs. Variable

00 min 00 sec With Sheldon Brow

Fixed vs. Variable

Sheldon Brow
Sheldon Brow Mortgage Agent
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01 min 12 sec

Sheldon Brow, a Mortgage Agent, clarifies the distinctions between fixed and variable mortgage rates. He details the stability of fixed rates versus the potential payment fluctuations of variable rates, along with their respective penalty structures. The video emphasizes that the optimal choice hinges on personal risk tolerance, mortgage duration, and flexibility needs.

KEY TAKEAWAYS

  • Fixed rates: stable payments for the whole term, but early breakage penalties can be high if the interest rate differential (IRD) applies.
  • Variable rates: move with the lender's prime/Bank of Canada rate; payments or amortization may shift depending on the product.
  • Variable rate penalties are usually lower, typically just three months' interest.
  • Neither is definitively better — the choice depends on comfort with payment changes, how long you'll stay in the mortgage, and how much flexibility you need.
  • Variable rates can usually be converted to a fixed term of three years or longer at no cost, aside from a small premium versus the lender's best fixed rate at that time.
Insured vs Insurable vs Uninsured

Insured vs Insurable vs Uninsured

00 min 00 sec With Sheldon Brow

Insured vs Insurable vs Uninsured

Sheldon Brow
Sheldon Brow Mortgage Agent
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01 min 42 sec

This video clarifies the distinction between insured and insurable mortgages, crucial for buyers with less than 20% down payment. Learn how insurer requirements, down payment percentages, and property values influence mortgage rates. Understanding these categories will help you set realistic expectations for your home financing.

KEY TAKEAWAYS

  • Insured mortgage: less than 20% down, backed by CMHC or another insurer, must meet strict guidelines. Lender carries almost no risk, so this gets the lowest rates.
  • Insurable mortgage: 20%+ down but still meets insurer rules; the lender typically pays the CMHC premium in the background, so it gets pricing close to insured rates.
  • Uninsured mortgage: 20%+ down or a refinance that doesn't meet insurer requirements (e.g., property over $1M, amortization over 25 years, or any refinance). Rates are higher, roughly half a percent more.
  • Lenders advertise their lowest (insured) rates, but that rate may not apply to your specific mortgage.
  • Which category you fall into directly affects your rate, so it's worth understanding upfront.
Monolines vs Big Banks

Monolines vs Big Banks

00 min 00 sec With Sheldon Brow

Monolines vs Big Banks

Sheldon Brow
Sheldon Brow Mortgage Agent
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01 min 19 sec

Discover the key differences between monoline mortgage lenders and major Canadian banks. Mortgage Agent Sheldon Brow clarifies why relying solely on big banks may not be the optimal strategy for your mortgage needs. Learn how specialized monoline lenders can offer more competitive rates and flexible terms, empowering you to make informed financial decisions.

Pre-qualification vs Pre-approval

Pre-qualification vs Pre-approval

00 min 00 sec With Sheldon Brow

Pre-qualification vs Pre-approval

Sheldon Brow
Sheldon Brow Mortgage Agent
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01 min 35 sec

This video clearly explains the crucial differences between mortgage pre-qualification and pre-approval for prospective homebuyers. Learn how pre-qualification offers an initial estimate, while pre-approval involves a more rigorous verification process. Understanding these distinctions is vital for a confident and informed home-buying journey.

KEY TAKEAWAYS

  • Prequalification is an estimate based on verbal information — it's only as reliable as the accuracy of what you provide.
  • Preapproval involves reviewing your documents to verify that information, but only a few lenders offer it and it's not much more valuable than a well-informed prequalification.
  • Even with a preapproval, the property still needs full underwriting approval — the lender is just doing a quick conceptual check upfront.
  • Self-employed applicants should supply all relevant documents upfront for the most accurate estimate.
  • No formal certificate is needed — a clear email from an experienced broker, especially one that's verified your documents, is reliable enough to start shopping for a home.
What to avoid during approval process

What to avoid during approval process

00 min 00 sec With Sheldon Brow

What to avoid during approval process

Sheldon Brow
Sheldon Brow Mortgage Agent
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00 min 53 sec

This professional video highlights crucial mortgage application pitfalls to avoid. Learn why opening new credit, changing jobs without consultation, or co-signing loans can jeopardize your approval. Discover how large deposits and unnecessary fund transfers can trigger anti-money laundering flags. Ensure a smooth mortgage process by understanding these key underwriting considerations.

KEY TAKEAWAYS

  • Don't apply for new credit or loans.
  • Don't change jobs without talking to your broker first.
  • Don't co-sign any financing or lending for other people.
  • Don't buy a car.
  • Don't make large unexplained deposits without discussing them first.
  • Don't move money pointlessly between accounts — it triggers extra anti-money-laundering documentation.
  • Don't miss payments or exceed limits on revolving credit.
  • Small decisions can create big underwriting problems and jeopardize your approval — always check with your broker before acting.
When is your mortgage fully approved

When is your mortgage fully approved

00 min 00 sec With Sheldon Brow

When is your mortgage fully approved

Sheldon Brow
Sheldon Brow Mortgage Agent
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02 min 06 sec

Understand the critical stages of mortgage approval with Mortgage Agent Sheldon Brow. This video clarifies the distinctions between conditional approval, broker complete, and removing financing conditions. Learn what each step signifies and why it's vital to confirm 'broker complete' status before waiving conditions to secure your home purchase.

KEY TAKEAWAYS

  • Conditional approval: the lender likes the file based on what's submitted but still needs additional documents, verification, or items like an appraisal — nothing is final yet.
  • Broker Complete: your broker has gathered, submitted, and gotten lender sign-off on all required documents — this is the stage you actually want to reach before waiving financing conditions.
  • Even after Broker Complete, the lender still does a final funding review and can request additional documents to manage risk.
  • In a purchase with a financing condition, confirm with your broker that you're truly Broker Complete before waiving that condition — waiving too early can cause serious problems.
  • Once you waive financing conditions, you're legally obligated to buy the home, so coordinate closely with both your realtor and broker before doing so.
Why a mortgage broker can save you money

Why a mortgage broker can save you money

00 min 00 sec With Sheldon Brow

Why a mortgage broker can save you money

Sheldon Brow
Sheldon Brow Mortgage Agent
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01 min 18 sec

Discover how a mortgage broker can save you significant money compared to traditional banks. Learn about the long-term benefits, wider lender access, and personalized strategies that mortgage brokers like Sheldon Brow offer. This video highlights how brokers prioritize your financial future by structuring mortgages around your life plans, not just current rates, ensuring maximum flexibility and minimizing long-term costs.