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Written by Paula Hutton  It’s been an exciting new chapter for us at Neighbourhood! With the recent acquisition of Fisgard Asset Management, two respected teams in the alternative lending space have come together under one roof. Having spent many years at Fisgard before joining Neighbourhood, I’ve seen firsthand how both teams value relationships, integrity, and learning from every deal — even the challenging ones. And if there’s one thing the lending world teaches you, it’s that every file has a story. Some are smooth, some are spooky, and some leave you shaking your head. Here are just a few memorable comments we’ve heard over the years: “Just because my client has a criminal record doesn’t mean you should hold it against them.”
“But the property is worth what we wanted!”
“You can’t enter the property because I don’t have a key / someone is sleeping / the door is broken.”
“I’m not sure what the extra funds are for, should I ask my client?”
“I can’t get the clients to sign because they went on vacation.”
As Neighbourhood and Fisgard begin this new chapter together, it’s a reminder that behind every mortgage — and every story — are people working hard to get it right. Whether it’s learning from a quirky file or navigating complex deals, the same principles apply: transparency, communication, and care. Those values have guided both teams for years, and they’ll continue to guide us as we grow together.
If you would like any additional information, contact [email protected]. Visit our website at www.neighbourhood.com/brokers/contact.
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 When Mortgage Brokers think about appraisals, the tendency is to view them as procedural requirements, compliance, risk management, and a report that ensures the transaction can move forward. In reality, an appraisal represents much more. It is an informed opinion of value grounded in methodology, market analysis, and professional judgment. For brokers, appreciating what appraisers actually do, and leveraging their expertise, can help strengthen client relationships, reinforce credibility, and minimize transactional risk. Why Appraisals Are Crucial in Today’s Market The current real estate environment is dynamic and often unpredictable, with changing interest rates, uneven inventory levels, and regional pricing variations. Automated valuation models and outdated comparable sales are not always reliable in these conditions. A professional appraisal provides a timely, evidence-based perspective that lenders, insurers, and regulators recognize as credible. For Brokers, this reduces the likelihood of stalled or challenged files. When an appraisal is thorough and well supported, underwriters are less likely to raise objections. The result is greater efficiency in the lending process and stronger professional reputations with both lenders and clients. A strong appraisal also creates an opportunity for brokers to demonstrate knowledge by helping clients understand why value opinions matter in today’s market. Core Principles of Appraisal Methodology Appraisers do not simply generate a number. They apply professional standards, most often through the sales comparison approach, which requires careful evaluation and professional judgment. Analyzing comparable sales by accounting for differences in property size, age, condition, and amenities. Identifying market trends by determining whether values in a neighborhood are rising, stabilizing, or declining. Evaluating external factors such as zoning restrictions, location-specific advantages or drawbacks, and neighborhood appeal. Each of these elements ensures that the appraised value reflects not only past transactions but also present market realities. Brokers who understand these principles are better positioned to explain the process to their clients and build confidence in the appraisal outcome. Building Effective Partnerships With Appraisers When Brokers view appraisers as collaborators rather than obstacles, the process tends to be smoother and more productive. Practical steps for fostering collaboration include: Providing context. Share relevant details about the property, recent renovations, or unique neighborhood features that might not be visible in public records. Setting expectations with clients. Clarify that appraisals are independent evaluations. The appraiser’s responsibility is not to facilitate the deal, but to provide an objective assessment of market value. Respecting timelines. Prompt access to the property and complete documentation enables appraisers to deliver reports efficiently, which keeps the financing process on schedule.  Addressing Value Discrepancies Few moments are as difficult as explaining a lower-than-expected appraisal to a client. In these situations, collaboration and communication become essential, and it should start with the appraiser. An appraiser who values professional relationships should be willing to explain the valuation process and the data that supports the conclusion. Review the report together. A thorough understanding of the comparables and adjustments used allows brokers to confidently explain the findings to their clients. Present practical options. Possible solutions may include renegotiating the purchase price, increasing the down payment, or exploring alternative financing. Incorporate the appraiser’s insights. Market context often helps clients understand that valuations are grounded in real conditions, not arbitrary decisions. This not only reassures clients but also highlights the broker’s role in guiding them through challenging conversations. About the Author Chantelle Walker is the Managing Partner at Lawrenson Walker Appraisers, a leading firm with offices across British Columbia and Alberta. The company is recognized as a market leader in residential valuations, with particular expertise in serving alternative lenders. Lawrenson Walker has established strong, trusted relationships with alternative lending institutions nationwide, ensuring their appraisal work meets the highest standards of credibility and reliability. Chantelle’s leadership emphasizes collaboration with brokers and lenders alike, creating value through expertise and professionalism. Conclusion For Brokers, appraisals should not be viewed solely as regulatory requirements. They represent opportunities to deepen client trust, anticipate potential challenges, and demonstrate professionalism. By engaging with appraisers as strategic partners, brokers can improve service delivery, manage expectations effectively, and safeguard both their transactions and their reputations. Ultimately, brokers and appraisers share a common objective, guiding clients through the mortgage process with clarity, accuracy, and confidence. www.lawrensonwalker.com   Blue Devil Golf Club came alive on Wednesday, August 27, as members, partners, and friends of the real estate industry gathered for AMBA’s annual Calgary Real Estate Industry Golf Tournament. From the first tee shot to the last putt, the day was filled with sunshine, great golf, and even greater camaraderie. Laughter echoed across the course as teams mixed friendly competition with plenty of fun, proving once again why this tournament has become such a summer highlight. Congratulations to our contest and team winners!
A Hole in One (and a Big Win!) This year’s tournament delivered an unforgettable moment when Jared Shaw scored a Hole in One — an achievement that came with a $19,750 prize! A huge congratulations to Jared on this once-in-a-lifetime shot that had the entire tournament buzzing.  Giving Back to the Community! Thanks to the generosity of our golfers and sponsors, Calgary raised $3,360 for the Calgary Food Bank, along with non-perishable food donations to support local families. This incredible contribution showcases the heart of our community both on and off the fairway. We’re grateful to everyone who joined us at Blue Devil for a day of golf, connection, and giving back. Be sure to check out the photo gallery below and share your favourites with #TeeOffWithAMBA.   In Canada’s mortgage landscape, property appraisals play a central role in decision making and act as one of the most influential factors that is utilized. Whether dealing with banks, credit unions, or private lenders, appraisals serve as a critical tool for evaluating risk, safeguarding capital, and ensuring sound lending practices. A Benchmark for Risk Appetite Lenders and investors each have a different appetite for risk. Some may be more conservative, only financing properties with strong valuations and lower loan-to-value (LTV) ratios. Others may be comfortable extending credit in higher-risk scenarios if the return justifies it. In both cases, the appraisal acts as a neutral benchmark, anchoring the decision to the property’s market value. Without this, risk assessments would be inconsistent. Protecting Financial Stability Appraisals follow an already set standard of industry requirements, are completed by designated appraisers who have deep knowledge of markets they serve and are essential in maintaining stability across the mortgage system. They prevent lenders from overexposure to inflated property values and help investors gauge whether a deal aligns with their portfolio strategy. By basing lending decisions on current, verifiable valuations, appraisals help reduce default risk and protect long term financial health. Supporting Broker-Client Communication For mortgage brokers, understanding the appraisal’s importance allows for better client conversations and partnerships with their lenders. Borrowers may view their property through a personal or emotionally attached lens, but appraisals ensure the valuation is objective, market driven, data verified and aligned with lender and investor expectations. Helping clients appreciate this process reduces surprises and strengthens trust. The Bottom Line Across Canada’s mortgage industry, appraisals remain a cornerstone of prudent lending. They provide a standardized measure of value, balance risk with opportunity, and safeguard the financial stability of both lenders and investors. For brokers, reinforcing the significance of appraisals is not just about getting deals approved, it's about supporting a transparent, sustainable mortgage market while fostering aligned partnerships. VWR Capital Corp. is a residential equity based private lender that has a simple appraisal requirement document to ensure efficiency of applications and alignment between all parties. To review these details, or inquire about an application, Business Development Managers are your one stop shop! Jennifer Peters is the British Columbia and Alberta Senior Business Development Manager at VWR Capital Corp. With deep knowledge of the private lending space and a hands-on approach, Jennifer partners with mortgage brokers to structure strong applications that meet lender expectations.   The Quarry was buzzing on Wednesday, August 6, as golfers from across the industry teed off for a day of friendly competition, laughter, and community spirit at AMBA’s annual Edmonton Real Estate Industry Golf Tournament. From the first swing at the driving range to the last putt on the green, the energy was high and the camaraderie even higher. It was a day filled with great shots, a few slices, and plenty of fun memories in between. A big round of applause goes to this year’s contest and team winners:
In true golf fashion, the final scores kept us guessing. A little math mix-up revealed that we didn’t have just one winning team… we had a tie for the winning team! More winners, more reason to cheer. Thanks to the incredible generosity of our golfers and sponsors, we raised $3,170 for the Edmonton Food Bank — along with a large collection of food donations to support families in need across our community. We’re so grateful to everyone who joined us for a day of golf, connection, and giving back. Be sure to check out our photo gallery below, and don’t forget to share your favourites on social media using #TeeOffWithAMBA. See you on the green next year, Edmonton!  Lenders are always asked for tips on structuring and how to best present a deal. Brokers want their deal to fund smoothly. Here are Five Top Tips to make the process move swiftly from the start. #1. Put notes on the application. This may seem like an easy decision, but many applications are sent without any notes on the app. You should use a variation of this long sentence: Asking for 75% ltv, first mortgage on owner-occupied single-family residence in Calgary, purchase, closing date, exit strategy, interest only or P&I with 35 yr am, use of funds, your name, cell number and broker fee amount. Your underwriters will need this to complete the commitment on the first go. #2. Pull Title: Prior to submitting, you should have a current copy of title. With this you can verify who owns the property, have accurate spelling of the name(s) and have the accurate civic address. It is not unusual to find liens or caveats, CPL or Lis pendens, old mortgage/charges that should have been removed or see collateral amounts registered. These all effect or delay future borrowing potential. If you have not looked at this prior to submitting, be sure to check title prior to having the client pay out of pocket for an appraisal. Know what you are working with. #3. Reply to your underwriter. When your deal is picked up by the lender, they might find a typo or have a question for you. Responding as soon as possible helps the process move forward without unnecessary delay. Deals waiting for follow-up can lose priority. #4. Exit Strategy. Talking with your clients about the exit strategy will help you to request the type of mortgage terms that are most suitable. A shorter term, interest only, with little or no prepayment penalty is preferable for clients who plan to sell their property or if aligning payout dates for a first and second mortgage. A longer term with P&I could be a better strategy for clients needing time to re-establish themselves. Think of the exit strategy when talking to your clients about open or closed term mortgages, for plans such as aligning payout dates of first and second mortgages. Ask your clients what their plans are upon renewal and make a note of this for future reference. Explain fees and penalties if clients were to change the exit strategy. #5. Cancel your commitment if not needed anymore. There are times when your client changes their mind, disappears from your radar, or gets a better solution. Please (always) contact your underwriter and cancel any unneeded commitment as soon as possible. This is a best practice and that shows your knowledge and respect for the lender. No lender can commit twice on the same dollar; do not need it…release it. Paula Hutton has been licensed in the mortgage industry for over 20 years. She started her career as a mortgage broker and has spent most of her time on the private lending side of our industry. She is the Western Canada Broker Relations Manager for Fisgard Asset Management Corporation. If you would like any additional information contact [email protected] or [email protected] Or visit the website at www.fisgard.com As AMBA celebrates 50 years of serving Alberta’s mortgage industry, we’re proud to unveil a refreshed brand that reflects our legacy and our future. This isn’t just a new logo or a fresh coat of paint. It’s a renewed commitment to our Members, our industry, and the future we’re building together. Why Now? Our 50th anniversary gave us a natural opportunity to reflect on our journey and ensure our brand reflects the professional, modern, and community-focused association we are today. The result? A brand that’s more aligned, more confident, and more representative of the people who make AMBA thrive.     Built with Members, for Members This refresh was shaped by you, our Members, committee volunteers, and Board. We listened closely to your feedback, reviewed our latest Member survey, and collaborated with every committee to ensure the new identity reflects what AMBA truly means to our community.
A Smart, Strategic Investment We’re proud to share that this refresh was completed for under $5,000—far below the $20K–$100K range typical for projects of this kind. Thanks to our in-house communications team and long-time design partner, we delivered exceptional value while staying true to our roots. What’s Next? You’ll start seeing our refreshed brand across our website, social media, and member communications. And this is just the beginning: a brand-new AMBA website is launching by year-end, designed to better serve and connect our growing community.  Thank you for being part of AMBA’s journey. Here’s to the next 50 years of advocacy, professional development, and community.
As a mortgage broker in Alberta, you know that even with diligent documentation and strong communication with clients, some deals can fall apart at the last minute due to undiscovered property issues, unexpected financial obligations, or discrepancies in ownership. This is where Land Titles data, as recorded in the land registry database, can be of help. With Land Titles information, mortgage brokers can uncover potential red flags early in the process, can help mitigate risk, and close more deals more efficiently.
What's the difference between listing data and land titles data? While listing data is commonly provided by the real estate agent or the property listing, it doesn’t always offer in-depth property insight that Land Titles data provides. Land titles data is the most authoritative property data available, as recorded by the provincial database. With Land Titles data offers you:
Having insight into this data helps mortgage brokers gain a deeper understanding of the property before the application process. Having access to this accurate and verified property information can allow mortgage brokers and agents to identify those red flags in the deal, ensure greater transparency between the borrowers and the lender, reduce delays and last-minute surprises and build stronger and more reliable relationships with your clients. Land Titles data and fraud mitigation With the rise of fraud in the industry, it is important to thoroughly conduct your due diligence to ensure you are protecting yourself and your clients. By reviewing title information early in the mortgage process, brokers can confirm legal ownership, identify suspicious transfers, and detect red flags like undisclosed parties or encumbrances. Access to accurate, title data gives you confidence in the deal and allows you to identify inconsistencies before they become bigger issues. At Teranet, we understand the importance of reliable property data in closing a mortgage deal with confidence, which is why Teranet gathers data from multiple Alberta sources to be able to provide detailed property reports specific to the Alberta market. Included in the PurView Property Report, you will find:
PurView also provides you with instant, real-time access to title certificates for properties in Alberta. By integrating land registry data into your workflow, PurView can help you identify potential gaps in the deal early, reduce risk, and help you close deals more confidently. Book a PurView demo today to learn more.  From insightful sessions to unforgettable celebrations, the 2025 Alberta Mortgage Conference was one for the books. Held June 2–3 in Calgary, this milestone event marked AMBA’s 50th anniversary—honouring our history while looking ahead to the future. Day 1 reflected on five decades of growth and leadership in Alberta’s mortgage industry. Day 2 shifted focus to market trends, compliance changes, and innovation. A major highlight was the launch of AMBA’s refreshed brand, featuring a bold new logo and updated vision and mission. The mainstage delivered powerful insights from Dr. Jody Carrington, Joanna Shae, Mark Parsons, and Manjit Minhas. Attendees also gained practical takeaways from panels on mortgage fraud, alternative lending, and personal and business branding. Networking was in full swing at the AMBA Roundup, where attendees gathered at Ranchman’s for live music, line dancing, and a mechanical bull. Meanwhile, the tradeshow floor was buzzing with conversations, demos, and prize-winning excitement thanks to the Stampede Thrill Package. The Gala Awards brought the celebration to a close with a gourmet dinner, heartfelt recognition, and unforgettable entertainment. Hosted by comedian Graham Chittenden, the evening highlighted mentorship, innovation, and the outstanding individuals shaping the future of our profession. Thank you to everyone who joined us to celebrate this incredible milestone. Let’s carry the momentum forward. 👉 Click here to view the full list of 2025 AMBA Award Winners 📸 Scroll down to view the full photo gallery and relive the moments that made the 2025 Conference unforgettable. Photos: 2025 Alberta Mortgage ConferencePhotos: Gala AwardsPhotos: AMBA RoundupPhotos: Tradeshow In a recent segment on Global News Morning, AMBA Board Chair and Licensed Mortgage Broker Faiz Khaku discussed the highlights of the 2025 Alberta Mortgage Conference in Calgary—where AMBA marked its 50th anniversary.
Faiz covered how this milestone year reflects the ongoing dedication of Alberta’s mortgage broker community, spoke to the value of licensed mortgage professionals in today’s housing climate, and touched on the impact of the Bank of Canada’s recent benchmark interest rate decision. 🎥 Watch the full interview: Alberta Mortgage Brokers Association celebrates 50-year milestone at Calgary conference |
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