13 Mar

How does getting my dream home built & financed in Grande Prairie Work?


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Getting your dream home financed in Grande Prairie?

Ready to build the home of your dreams & get your dream home financed in Grande Prairie? Here’s how to make the process smooth with your mortgage broker.  Hopefully reading this article, along with tips from our mortgage brokers here at DLC in Grande Prairie, we can get your home mortgaged smoothly for you!

First, go get a pre-qualification


First step, go get a pre-qualification with your mortgage broker.  To do this visit one of our qualified mortgage brokers at Dominion Lending Centres HT Mortgage Group.


Come prepared with:


  • Letter of employment and current pay stubs
  • Last two years of T4’s and Notice of Assessments
  • 3 months banks statements confirming down payment verification
  • Floor plan and building specifications, along with your contract from your New Home Warranty Builder
  • If self-employed, we’ll also need your last two years of company financials, and your last 2 years of T1 Generals


A pre-approval will give you an idea of what your total build budget will be, and ensure that your new home matches your wish list. Remember this is all to get your dream home financed in Grande Prairie.


“Getting a Pre-Approval is super important!” Kaitlyn Moore – Mortgage Broker

Plan your dream home to get a mortgage broker in Grande Prairie's help financing it!

Getting your dream home financed in Grande Prairie? (Your building a new dream home of course) Let’s talk about how to arrange a mortgage for that!


Plan your build

Now that your pre-qualified to build a new home, it’s time to investigate who will build your home for you.  We are lucky enough to have several local home builders with loads of experience, all that carry new home warranty.  Many of these builders will help you to purchase the town lot you’d like to build on as well.  Or perhaps you already own an acreage with an older mobile home and you’d like to build a new house on the property?  Last, maybe it’s your dream to be out of town, and the goal is to buy and build on bare land.  We’ve got a mortgage for all 3 options to get that dream home financed in Grande Prairie!


“Make sure your builder is NHW registered.”Gert Martens, Mortgage Broker

Research, Research

Don’t go with the first builder you speak to, or the cheapest builder! Do your research, whoever is building your home will impact your life for many years to come! Jodi Scotton, Mortgage Broker

Here are some of the details that will need to be hammered out before you visit your mortgage broker again:

  • Where is your home going to be built and what is the address and legal land description of this location
  • Do you have your house plans complete
  • What type of finishing are going into your new home and does your builder’s contact include all of these things
  • Timeline about when the builder expects to start and finish the build
  • New Home Warranty registration number


“Get Quotes for Utilities! You can mortgage the cost of utilities, such as putting in a well, or getting a powerline out to your acreage, but you need quotes to ensure this will be included in your financing. Utility hook-ups can cost a lot, so it’s important to plan them into your build.”Doria Zacharia, Mortgage Broker

“Be really specific about what type of finishes you expect your home to have, so that the original contract matches your expectations and prevents cost overruns over time.” Megan Lemay, Mortgage Broker

You may wonder, if I’ve already gotten a pre-approval, why do I still need a financing condition on my purchase contract?


A mortgage lender needs to confirm they are comfortable with the home your building, along with the cost of this construction. To do this they have an independent appraiser review your purchase contract, plans and location. The appraiser confirm that the market value of your home, is greater than, or equal to , the cost of this construction at completion.  If a home is too custom, it’s market value may be less than the cost of your build and the lender may make you do a larger down payment.  The lender also wants another chance to double check your down payment and ensure you have enough assets to get a build done.


Dream home financed in Grande Prairie – You’ve done it!

Congrats! Now that your build has been approved, your lender will advance the draw money directly to your lawyer, who will then pay your builder along the way.  You are that much closer to having that dream home financed in Grande Prairie. You won’t make mortgage loan payment until your home is 100% complete.  Be sure not to make any changes to your financial situation between starting your build, and your move in date.


“Be aware of your current debts and don’t apply for any credit until the build is done” Alycia Larocque

More questions?

There a million different scenarios we could discuss when it comes to building a home.  For example: How is the building process different when I buy a pre-built manufactured home, is this the same process as getting a local builder to construct my home on site?

To make a plan for your specific building situation, give us a call here at DLC HT Mortgage group today!

Updated March 14th, 2009


20 Feb

Total Cost of Buying a Home in Grande Prairie

Mortgage basic's

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Cost of Buying a Home in Grande Prairie? Any hidden fees?

This week I will talk about the cost of buying a home in Grande Prairie.

Although I bought my home back in 2015, I’m lucky enough to work with new mortgages and purchase’s everyday here in Grande Prairie, so this will be as detailed as I can give you.  Here’s a breakdown of what I spent.

I’ve signed the purchase agreement for my new home here in Grande Prairie. My mortgage broker has verified that I have enough downpayment but….

What is the cost of getting a mortgage in alberta 2019?

“What other cost’s should I expect when buying my home?

Legal Fee’s

First I’ve called a lawyer for a quotes.

“Could I get a quote for legal fee’s on this $250,000 house I’m purchasing here in Grande Prairie?”

 I would expect legal fee’s for a home purchase to run around 0.5% of the purchase price.  So $250,000 home x 0.05% = $1250.  A $500,000 home will have a cost around $2500. This will vary between lawyers so call for quotes!

My lawyer will help me purchase title insurance, $160 for a $250,000 home in Grande Prairie, and roughly $300 for a $500,000 home.

Home Insurance

Next I’ve called a home & auto insurance company for a home insurance quote. If I’m lucky my new insurance company won’t make me do too much legwork. I’m prepared to answer questions like:

” How old is the roof of your new home? How old is the hot water heater? Is the basement carpeted or tiled?”

My current home insurance policy costs me $120 every month. You are required to have home insurance to get a mortgage. So expect to pay between $120 to $220 a month on homes priced between $250,000 to $500,000.

 Another insurance to get is for your personal protection- life & disability insurance. For me on a $250,000 home Life Insurance was $17 a month, and disability was $37 a month. These rates will change based on your health and age. I was 25 and darn healthy.

    • Mortgage Default Insurance:  if you put less than 20% down on your house, you are getting default insurance. You don’t have to worry about saving up, as every mortgage company in Canada just adds it to your mortgage.  The cost varies based on your downpayment vs purchase price. Check out this CMHC calculator to estimate it based on your next home purchase. ( 5% down on a $250,000 home – $11,400 for default insurance.)
    • If you avoid mortgage default insurance you may pay $200-$400 for an appraisal. (You also may need an appraisal if there’s something strange about your new home. Wood Foundation? Used to be a church?)
    • Watch this video to learn more about default insurance

Cleaning Supplies

This was an expense I never expected for my first home. You move into your lovely new house and then slowly realize…. I need a broom, kitchen scrubs, rakes, shovels! you need dish towels, disk racks, spoons, tea kettle, spices…. It adds up.

If you can try to negotiate for “Backyard Shed including contents” to avoid having to buy yard supplies. I’ve never seen a purchase agreement negotiate for the cleaning supplies closet to be left fully stocked, but I would have saved so much.

As well,Budget another $500 to stock your house up with all the cleaning supplies, brooms, mops, linens, pot and more that a house requires. You could of course spend way more than this…. Try to hold off purchasing the diamond crusted broom till month two.

Furnishing your New Home

This… you can spend so much on furniture so quickly!  The most subjective cost out of all the categories. My best advice is take it slow. Enjoy the freedom of having no furniture. Being minimalist is very chic for 2019. Budget $500 for the first two months and see how far you can stretch it.


Don’t go out and buy all new furniture with a monthly payment plan. Wait a year.


Start calling at least two weeks in advance before your move-in date to get your services set-up.

Internet: $90/month

Heat & Electric on a combined bill: $228/month

Water & Garbage Removal: $80/month

Future Repairs

Start planning for the future. Now that you own your home, 10 years down the road you’ll need a new roof/fridge/hot water boiler/ new deck. Try to put aside $1000 a year to cover future repairs. One day you will need to replace the roof/ repaint the deck/ buy a new furnace / update the windows. Plan and set the money aside in advance, future you will be happy.

The Total Cost of Buying a Home in Grande Prairie

Cost of Getting a Mortgage on a $250,000 home in Grande Prairie with 5% down (Rough Numbers)

Lawyer $1250

Default Insurance: $11,400 – added to your mortgage

Title Insurance: $160 -Part of your legal cost’s

Appraisal $200-$400 – not always required for a purchase.

Household Goods $500

To Furnish your home –  $500 & be strategic for the first two months.

Monthly Add-on’s to the budget

  • Internet $90
  • Cable TV $90 (Netflix $13)
  • Heat & Electric on a combined bill $228
  • Water & Garbage $80
  • Home Insurance $120
  • Home Maintenance $84 (Save $1000 a year to start)


Getting a home is a big investment, and a major change to how you’ll budget and spend your money. For myself having a place of my own to decorate and host at was always worthwhile.

If this is starting to seem like too big of expense – We live here in Grande Prairie! Our rental market is thriving, and people are always looking for a room to rent. Rent a spare room out and net $600 a month. I’m renting two rooms for $700 a month right now in my house.


PS: please send me an email or message me on Facebook if you’d disagree with these numbers for a $250,000 home in Grande Prairie. Or if you think I’ve missed any of the cost’s associated with owning a home!

Working hard to increase our website SEO in Grande Prairie

Jillian Napen, Office Manager at HT Mortgage Group, Part of Dominion Lending Centres in Grande Prairie Article updated Feb 20th, 2019



3 Sep

All About Pre-Approvals

Mortgage basic's

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Why is a pre-approval important to people who live in Grande Prairie? Well why wouldn’t you want to make your home buying process simpler?

If your in the market for a new home, that’s great – but if you’re not already pre-approved from your mortgage broker, be sure to read on.

Pre-approvals are very important for two reasons.

They give you confidence in knowing that a specific amount of financing is available for you.
A pre-approval can put you in a positive negotiating position against other home buyers who aren’t pre-approved.
Not all pre-approvals are the same, though. There are essentially three different kinds.

  • The first occurs when you meet with a mortgage professional and tell them how much you make. They’ll say something along the lines of “Great, you’re pre-approved.” The mortgage professional has only looked at your income. There is no real pre-approval.
  • The second kind is when a mortgage professional asks you how much you make and then pulls your credit bureau. This allows a mortgage professional to lock in your mortgage rate for up to four months. This pre-approval still isn’t a sure thing.
  • The third kind of pre-approval – and the one that we do – is a lot more encompassing. We get all of your papers prepared right off the bat, which allows us to eliminate any unforeseen issues with your approval. Sure, it’s more work up front – but we do this because it’s the right thing to do.

If you’d like to get a pre-approval, contact a Dominion Lending Centres mortgage professional! We’re here to help.

Eitan Pinsky


Dominion Lending Centres – Accredited Mortgage Professional
Eitan is part of DLC Origin Mortgages based in Vancouver, BC.