Josh Gray, Mortgage Agent

12/01/2025

🔥 Not all “Variable” mortgages are actually the same… and most people have no idea, including bankers and brokers.
There are TWO very different products out there:
🏦 ARM – Adjustable Rate Mortgage
Your payment automatically moves up or down every time the prime rate changes. No control. It just happens.
🏠 VRM – Variable Rate Mortgage
Your payment usually stays the SAME… but the interest vs. principal portion changes.
You stay in control.
👉 And here’s the part almost nobody talks about:
VRMs can compound interest differently (ex: RBC compounds at the same frequency as your payments).
Why does this matter?
Because the wrong choice can cost you thousands, especially if you own a rental and a primary residence OR are worried about cashflow.
💡 If you own a rental, VRM is often the smarter play when rates rise. Also gives you peace of mind on your mortgage payment for cashflow purposes.
Why increase that payment when the interest is tax-deductible anyway?
Keeping the rental cash-flow positive just makes sense.

If you ever want me to break this down based on your exact mortgage, shoot me a message, happy to help. 👍

10/17/2025

The major banks outlook for next year. They have been wrong before and data changes so do not assume this is 100% the case.

Will the BoC start raising rates again in 2026? Canada’s big banks can’t agree—and bond yields suggest fixed mortgage rates may not have much room left to fall.

🔗 https://www.canadianmortgagetrends.com/2025/10/canadas-big-banks-diverge-on-2026-rate-forecasts-as-easing-cycle-nears-its-end/

09/30/2025

Monthly vs. Bi-Weekly Payments?
Here’s the truth most people don’t realize: most mortgages interest in Canada compounds semi-annually (not daily like credit cards or lines of credit for example). That means your payment frequency has only a very very minor impact after 5 years.
It’s a huge myth (and one I hear all the time) that bi-weekly or weekly payments save you a ton. They don’t in this case.
My advice? Keep it simple. Choose the payment option that best fits your budget and cash flow, that’s what really matters.

09/24/2025

Most people think a mortgage broker’s job is just to find the lowest rate. While rates matter, that’s rarely the #1 focus.

Examples:
👉 Do you know the difference between one bank’s porting policy and another and how it could mean tens of thousands in penalties later?
👉 Or which lenders allow you to lower your regular payments if you’ve already paid extra?
👉 Or how certain underwriting rules can make or break your approval?
👉 Or which lender has lower mid-term costs?

A $10 difference in payment due to a slightly lower rate might not change your life. But a $25,000 penalty or a cashflow crunch that crushes your budget absolutely can.

It’s not just about the rate. It’s about the right mortgage, built for you.

09/08/2025

Canada’s 5-year government bond yields have now dipped to around 2.77%, marking their lowest level in six months. This is a strong signal that fixed mortgage rates should start moving lower, something lenders have actually had room to do for a while. Be aware of this information when deciding do you want Fixed or a Variable mortgage right now, variable mortgages can be early renewed/switched into fixed later on.

The economic backdrop is adding fuel: Canada just lost over 65,000 jobs in August, pushing unemployment to 7.1%, the highest we’ve seen in years. Youth unemployment is especially concerning at 14.5%.

With the next Bank of Canada meeting coming up on September 17th, markets are now heavily betting we’ll see an overnight rate cut. If that happens, it could mean relief for both variable and fixed mortgage borrowers to come.

Bottom line: Falling yields, weak job data, and an upcoming BoC meeting all point to cheaper mortgages ahead right now.

08/26/2025

Happy National Dog Day! 🐾
Helping your fur friends find the homes they deserve! 🏡🐶
And don’t worry, my rates are never ruff (dad jokes). 😉

08/18/2025

I’ve officially made the move from Mortgage Brokers Ottawa, who will always feel like family to me, to join Referral Mortgages.

📧 Note my new email: [email protected]

For my clients, nothing changes in terms of the care, effort, and honesty you’re used to. What this move does mean is that I can lean even more into who I am, a tech 💻 nerd, a numbers 📊 geek, and someone who loves mixing creativity into the process. With my own brand, I’ll be able to roll out better systems, faster responses, and more personalized touches over the coming months.

Leaving MBO wasn’t easy. It’s an incredible group of people, and I’m grateful for the years spent there with top class people. But this decision is about moving forward for myself, my family, and most importantly, my clients.

Referral Mortgages is a team with a bright future 🌟, built for the new era of financing. They are combining technology, personality, complete transparency and a modern approach that aligns perfectly with how I want to help people.

Looking forward to what’s ahead ✨

📞 Always just a call, message, or coffee away if you or someone you know has mortgage questions.

🤝 And for fellow agents, I’m always here to chat and share ideas still. We are stronger together.

Josh

08/02/2025

🏦 Bank of Canada Holds Rates – What It Means for You

The Bank of Canada held the overnight borrowing rate this week — no surprises there.

The more interesting part? The U.S. Federal Reserve also held their rate, and hasn’t cut at all so far in 2025. That’s despite growing pressure, including a push from Donald Trump (something we saw in his first term from him as well). Odds are still good we’ll see the U.S. cut rates later this year if that pressure keeps building which gives Canada more flexibility to reduce rates.

Here’s what it means right now:
-Variable & HELOC rates ➡️ No change.
-Fixed rates ➡️ With some short-term pressure off, we’ll likely see a slight drop over the next month or two.

Bottom line — it’s a steady-as-she-goes moment for now, but U.S. policy could play a big role in where our rates head next.

If you want to chat about how this affects your mortgage, I’m always happy to break it down.

10/22/2024

🏡 Had a great time at the OREB Realtor Trade Show! Loved connecting with realtors, partners, and friends, all working to help more clients achieve their home goals.

07/24/2024

🎉 Exciting News! 🎉 The Bank of Canada has just announced they have dropped the target for the overnight borrowing rate for the second consecutive time to 4.50%! 📉 💼💰 🏦🇨🇦

It is anticipated we will see this occur 2-3 more times this year from many analysts.

A few notes, this means Variable rates and line of credit rates are directly impacted. Fixed rates are not directly impacted but usually do respond over time 2-6 weeks depending on the forecast.

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