Blogs | Alberta Mortgage Brokers Association - AMBA

Honouring AMBA’s Volunteers: A Special Luncheon Celebration

5/13/2025

On May 8, AMBA welcomed its dedicated volunteers to a special Volunteer Appreciation Luncheon at the Courtyard Calgary Airport Hotel. The event served as both a heartfelt thank-you and a celebration of the incredible contributions made by our Board, Committee, and Task Force members over the past year.

Set against the backdrop of AMBA’s 50th anniversary, the luncheon was a moment to reflect on the legacy of leadership that continues to shape Alberta’s mortgage industry. Volunteers were treated to a three-course plated meal, thoughtful gifts, and warm recognition from AMBA’s leadership.

The program began with a welcome and land acknowledgement from AMBA CEO Emily St. Pierre, followed by lunch and a series of acknowledgments highlighting the incredible work of each committee:

Board of Directors – for their leadership in shaping AMBA’s vision and strategy
Governance Committee – for strengthening policy and transparency
Audit, Finance & Risk Committee – for ensuring AMBA’s financial health and sustainability
Professional Standards Committee – for reinforcing professionalism across the industry
Diversity, Equity & Inclusion Advisory Committee – for helping AMBA build a more inclusive community
Women of AMBA (WAMBA) – for supporting women in the industry through mentorship and networking
Education & Professional Development Committee – for advancing learning and growth
50th Anniversary Advisory Committee – for helping us celebrate this milestone year

The afternoon concluded with closing remarks and a group photo, capturing the spirit of collaboration and gratitude that defines the AMBA community.

To all our volunteers: thank you. Your time, insight, and passion are the foundation of our progress—and we look forward to continuing this journey together.

Navigating Alberta's Dynamic Housing Market: Leveraging Business Development Managers for Alternative and Private Lending Solutions

4/28/2025

Alberta's housing market in early 2025 presents a landscape of both opportunity and complexity. The province has witnessed consistent price growth, with the average home price reaching $524,755 in March 2025, marking a 5.5% year-over-year increase. Major cities like Calgary and Edmonton have seen significant upticks, with Calgary's average home price rising to $639,458 (up 7.3%) and Edmonton’s climbing to $460,685 (up 9.4%).

This upward trajectory, while a signal of strength, also introduces challenges. The sales-to-new listings ratio (SNLR) in Alberta sits at 60%, indicating a market leaning toward sellers. These conditions can limit affordability and make traditional financing options harder to access—especially for borrowers with complex income profiles, recent credit issues, or unconventional needs.

The Role of Business Development Managers (BDMs)
In this evolving landscape, Business Development Managers (BDMs) are becoming essential resources for mortgage brokers. These professionals don’t just represent lenders—they help brokers uncover opportunities that may have not been seen as possible before, understand the nuances of non-traditional financing, and build smart, approvable applications.

BDMs provide a bridge between broker and lender, offering valuable insights on alternative and private lending products. They break down underwriting expectations, help clarify submission requirements, and work collaboratively to structure solutions that align with lender guidelines and appetites.

Strategic Deal Placement in a Rapidly Moving Market
As the Alberta housing market continues to evolve, the ability to place deals strategically becomes even more critical. With inventory tightening and prices rising, brokers need to be nimble. BDMs help identify the right lending solutions for self-employed clients, investors, or borrowers with significant equity but limited provable income.

They also guide brokers in crafting a borrower story that highlights strengths, addresses red flags, and resonates with underwriters—turning what could be a marginal file into an approved deal.

Staying Current in a Fast-Paced Industry
Alternative and private lending is a dynamic space. New products, policy changes, and lender shifts happen frequently. BDMs keep brokers informed through webinars, training sessions, and personalized support—ensuring they’re never caught off guard and always able to offer timely, accurate guidance to their clients.

Conclusion
Alberta’s real estate market offers real promise—but also requires a deeper level of knowledge and adaptability from mortgage professionals. Working closely with an experienced Business Development Manager can help brokers structure smarter deals, explore alternative financing solutions, and deliver real value to clients navigating an increasingly competitive market.

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.

All information about VWR Capital Corp. and contact details for Jennifer Peters can be found at vwrcapital.com.

Building on Legacy: Introducing Your Newly Elected Board Directors

4/11/2025

AMBA Members—thank you. Your votes have helped shape the future of Alberta’s mortgage industry. We’re proud to introduce the newest leaders joining AMBA’s Board of Directors for the 2025–2026 term. These individuals exemplify dedication, professionalism, and a shared commitment to strengthening our community and advancing our strategic plan.

We’re grateful to every candidate who stepped forward and to each Member who cast a ballot. This election reflects what AMBA is all about: a legacy of leadership.

Congratulations to our new Board Directors!

Congratulations to Shawn Jewers and Lisa Mackey! We're excited to welcome the successful candidates to AMBA’s 2025–2026 Board of Directors. Your passion, experience, and dedication will help shape the future of Alberta’s mortgage industry.

Our returning Board of Directors are eager to collaborate with them and carry our 2024-2026 strategic plan forward.

Save the Date: Celebrate with Us at the AGM

Let’s officially welcome the new Board at our Annual General Meeting on Thursday, May 8 at the Courtyard Marriott Airport Hotel in Calgary. The swearing-in ceremony will mark the start of a new chapter—one driven by strategic vision and a deep commitment to the success of Alberta’s mortgage professionals.

🔗 Register now for AMBA’s AGM

AMBA Chair on Ask the Expert

3/21/2025

In a recent Ask the Expert segment on Global News Morning, AMBA Board Chair and Licensed Mortgage Broker Faiz Khaku joined the conversation to break down how U.S. tariffs and interest rates are influencing Canada’s housing markets and mortgages.

Whether you’re a first-time homebuyer or thinking about selling and staying in the market, Faiz’s advice is simple:

“My biggest piece of advice is work with a licensed mortgage professional. Have that partner in your corner to be able to answer your questions, to make sure you're getting the right product, and setting yourself up properly for the future.”

🎥 Watch the full interview here: House hunting amid economic uncertainty

🔍 Looking for a licensed mortgage professional? Use RECA’s search tool to find a trusted expert near you.

How the Right Appraisal Firm Can Boost Your Mortgage Business

3/19/2025

The mortgage industry is fast-paced and full of challenges, from strict regulations to ever-changing market conditions. As a mortgage broker, you know that every transaction depends on accurate appraisal valuations, timely processing, and happy clients. But did you know that the right appraisal firm can directly impact your success? A trusted appraisal partner doesn’t just help you close deals—it strengthens your reputation, ensures compliance, and keeps your business running smoothly. By choosing a reliable appraisal firm that lenders trust, you can streamline operations, reduce headaches, and set yourself up for long-term growth.

1. The Value of Open Communication with Appraisers
A strong relationship with your appraisal firm goes beyond just receiving reports—it requires open and honest communication. Discussing market trends, unique property factors, and value expectations with your appraiser helps ensure that valuations align with reality while staying within lender requirements. When brokers and appraisers engage in transparent communication, they can establish well-founded valuation expectations and mitigate the risk of proceeding with a deal based on an unrealistic value. This helps brokers save time by focusing on deals that are more likely to succeed, leading to smoother transactions and better results for everyone involved.

2. Optimizing Loan Processing Timelines
Timing is everything in mortgage transactions. The speed of an appraisal directly affects loan approval timelines, impacting borrower satisfaction and the overall efficiency of the lending process. Additionally, an appraisal firm trusted by lenders can accelerate the underwriting review process, as underwriters have greater confidence in the firm's work. When your appraisers deliver on time and with credibility, your clients remain satisfied, and your business operates more efficiently.

3. Strengthening Client Confidence and Market Credibility
Buying a home is one of the biggest financial decisions your clients will ever make. They need to feel confident that the property they’re investing in has been fairly and accurately valued. A well-executed appraisal builds trust, reassures borrowers, and increases the likelihood of repeat business and referrals. When you work with an appraisal firm that upholds the highest standards of accuracy and transparency, it reflects positively on your brokerage and strengthens your reputation in the industry.

4. Navigating Market Fluctuations with Expertise
Real estate markets don’t stand still. Prices fluctuate due to economic trends, neighborhood developments, and shifting demand. A seasoned appraisal firm helps you stay ahead of these changes, offering insights that allow you to better guide your clients. With an experienced appraisal partner, you’re not just closing deals--you’re positioning yourself as a knowledgeable advisor whom clients can rely on, no matter the market conditions.

5. Fostering Long-Term Business Growth
Success in mortgage brokerage isn’t just about closing individual deals--it’s about building a stable, growing business. Having a dependable appraisal firm in your corner means fewer transaction headaches, stronger lender relationships, and a smoother workflow. This stability allows you to focus on expanding your client base, improving service, and scaling your business for long-term success.

6. Ensuring Precise and Credible Valuations
Accurate property valuation is at the heart of mortgage lending. Without it, deals can fall apart, loans can get rejected, and clients can lose confidence. A trusted appraisal firm provides fair, market-aligned assessments that help you avoid unnecessary delays or financial surprises. By working with appraisers who truly understand market trends and lender expectations, you can minimize roadblocks and keep deals moving forward.

Conclusion
Your ability to close deals efficiently, stay compliant, and earn client trust depends on the strength of your appraisal partnerships. A reliable appraisal firm ensures accuracy, speeds up loan processing, and enhances your credibility in the industry.

If you’re looking to take your brokerage to the next level, now is the time to invest in a high-quality appraisal partner—one that delivers precise valuations, follows regulations, and meets lender expectations. Building this partnership won’t just help you today; it will set your business up for success in the years to come.

Important update: Criminal Interest Rate lowered to 35%–What it means for your brokerage

2/25/2025

Effective January 1, 2025, the Criminal Interest Rate has been lowered

The criminal interest rate in Canada has officially been lowered from 60% to 35%, effective January 1, 2025. This significant change impacts mortgage brokerages, private lenders, and loan arrangements, making it crucial for industry professionals to understand their obligations under the new legislation.

Key compliance considerations for Mortgage Brokerages
If your brokerage arranges mortgages directly on behalf of private lenders, you must ensure that these lenders are aware of the new regulation. It is now a criminal offence to offer loans at an interest rate higher than 35%, subject to specific exceptions. For brokerages arranging loans where the lender is represented by another brokerage or is a direct lender, your primary responsibility is to the borrower. You must ensure that the interest rate—including fees and other costs--does not exceed 35%.

APR and the true cost of borrowing
Interest, as defined under the law, includes not only the stated rate but also various fees and additional borrowing costs. In cases where loans are small and short-term, these extra costs could push the Annual Percentage Rate (APR) above the 35% threshold. Mortgage professionals must carefully calculate the full cost of borrowing to ensure compliance.

Exceptions for certain commercial loans
Some commercial loans are exempt from this legislation. If your brokerage arranges commercial financing, it is critical to understand the legal definitions and applicable exemptions. There are many resources available online—including legal articles—that provide further guidance on these changes.

Ensuring compliance with the Real Estate Act Rules
The Real Estate Act Rules require all mortgage licensees to practice in full compliance with the Act, Regulations, Rules, and Bylaws governing mortgage transactions in Alberta. As a brokerage, it is your responsibility to stay informed and ensure adherence to the new criminal interest rate regulations.

For more details, consult legal and industry resources to better understand the impact of these legislative updates.

The important role mortgage brokers play in mitigating fraud

2/25/2025

Sponsored Content: This article is brought to you by Teranet

Fraud is an ongoing concern in the mortgage industry, posing risks to lenders, brokers, and consumers alike. As a mortgage agent or broker, protecting your business from fraudulent activities is not just a legal obligation but a crucial step in maintaining your reputation, reducing financial losses, and ensuring the integrity of the mortgage process.

Mortgage brokers and agents play a critical role in mitigating fraud. Here are a few reasons why it is crucial to be vigilant and conduct your due diligence to avoid fraud:

Financial and Legal Risks
Mortgage fraud can lead to significant financial losses, regulatory fines, and legal consequences. Fraudulent applications, identity theft, and misrepresentation can result in bad loans that may ultimately default, causing financial instability for lenders and investors.

Reputation Protection
A single case of fraud can severely damage your professional reputation. If a broker or agent is linked to fraudulent transactions, trust among lenders, clients, and industry partners can be compromised, leading to lost business opportunities and potential license revocation.

Regulatory Compliance
Regulators impose strict guidelines to ensure the integrity of the mortgage industry. Non-compliance with anti-fraud measures can lead to severe penalties, including suspension, fines, or legal action.

While fraud continues to be a concern across all industries, it is important to know which resources are available to help mitigate fraud, and what best practices are in identifying potential red flags. Here are some important steps you can take to help mitigate fraud:

  •  Implement Strong Verification Processes – Conduct thorough identity, income, and employment verifications. Cross-check borrower information with multiple data sources.
  •  Utilize Technology and Analytics -- Use automated fraud detection tools to flag inconsistencies.
  •  Stay Educated and Updated -- Keep up with emerging fraud trends and regulatory changes. Attending industry workshops and training sessions on fraud prevention can help you further identify how fraud continues to evolve.

How PurView Can Help Mitigate Fraud
PurView is a powerful tool that provides mortgage professionals with essential property data, ownership history, and fraud detection capabilities. By leveraging PurView, mortgage agents and brokers can:

  •  Verify Property Ownership: With access to title information, you can validate who is on title, historical sales, ownership information and more.
  •  Detect Potential Fraud: Access to the most authoritative property data can help identify any potential fraud risks on a property.
  •  Enhance Due Diligence: Gain a comprehensive view of borrower and property details to make informed lending decisions.

Insight into this data can allow you to validate the information you are provided by your client or dig deeper into anything that may raise a red flag. Having access to the PurView Property Report ensures that you are not only protecting your client but also protecting yourself and your reputation.

By implementing a thorough verification process, staying informed, and leveraging innovative tools like PurView, mortgage professionals can significantly reduce fraud risks and build a more transparent, trustworthy lending environment.

Are you ready to enhance your fraud prevention efforts? Book a customizable demo to learn more about PurView today.

Self-Employed Mortgage Options: Unlocking Opportunities

1/28/2025

Sponsored Content: This article is brought to you by Bridgewater Bank

The number of self-employed Canadians remains stable, and with about 2.6 million self-employed people, you can bet some will be coming to you to help finance a mortgage.

You might have two types of self-employed clients walking through your door:

• The first type can demonstrate consistent earnings over time. They will be able to provide traditional income-proving documents, such as accountant-prepared financial statements (profit and loss, balance sheets), T1 Generals, and their Notice of Assessment (NOA).

• The second type may have a lower reported income but are still deemed good candidates for a mortgage. They may have substantial tax write-offs on financial statements but have a strong ability to repay loans due to sustainable business, sufficient gross incomes, and robust cash position.

These two clients have one thing in common—they may have trouble qualifying at a traditional bank with their self-employed income

Underwriting approaches for proving income

We’re all about flexibility. Bridgewater Bank’s  Self-Employed Mortgage Suite  provides several ways to prove your client’s income, the following two being the most popular.

Your first step is to talk to your Business Development Manager.  Before you submit a deal, let us help you determine which of the following approaches will help your client get an approval.

Don’t just take our word for it

We know we have great mortgage options for self-employed Canadians, and we’re not the only ones who think so.  

“I recently funded my first bank statement file with Bridgewater Bank and let me tell you – it was delightful! The entire process ran smoothly, from underwriting to funding--not only were we able to save our clients thousands of dollars in interest, we were also able to have this file committed, reviewed and closed faster than I thought possible. I would highly recommend Bridgewater Bank for your next bank statement file – you’ll be glad you did!” — Donna Thornton from DLC Forest City

We highly recommend reaching out to your BDM when you have a self-employed file. They’ll help you understand the best income approach to follow and they’ll help you put the file together for quick approvals. https://bwbbrokerinfo.ca/contact-us/

Why Alberta mortgage brokers need an alternative lending partner

12/18/2024

Sponsored Content: This article is brought to you by Bridgewater Bank.

In today’s rapidly evolving market, having a diverse lending toolkit is essential for mortgage brokers. As the demand for alternative lending solutions continues to grow, brokers who partner with an alternative lender can offer critical flexibility to clients who may not fit the traditional mold. Here's why having an alternative lending partner is more important than ever.

The growing importance of alternative lending

The mortgage landscape is shifting. Alternative lending is no longer a niche; it's a key part of the solution for many Canadians. From self-employed individuals with fluctuating incomes to families navigating tighter traditional lending criteria, more clients are finding the answers they need on the B side.

By partnering with an alternative lender, you can:

Help clients who might not otherwise qualify to refinance or purchase a home.
Offer solutions tailored to self-employed clients, New Canadians, or those with credit challenges.
Expand your reach and provide personalized service to meet diverse financial needs.

Bridgewater Bank's Director, National Sales, Steve Leishman, puts it best:
"Alternative lending is about creating opportunities for home ownership and wealth creation, where traditional solutions may not suffice. Brokers who embrace this approach are not just meeting a need—they’re building stronger relationships with clients and growing their business."

Alberta’s housing market: opportunities and challenges

Alberta’s housing market is buzzing with activity. While average home prices have increased significantly year-over-year, rates remain higher than in the past, creating challenges for many homeowners.

Here’s a snapshot of the Alberta housing market:

The average price of a home across all property types, according to Wowa, is $544,752.
Despite some rate relief, renewals in 2025 are expected to add an average of $500 to monthly mortgage payments according to Canadian Mortgage Trends.
The province has seen strong sales and price growth, with high levels of construction activity in Q3.

For brokers, this presents both opportunities and challenges. Many clients may find themselves unable to qualify for traditional financing—but that’s where alternative lending comes in.

Why Bridgewater Bank would make a great partner

Bridgewater Bank is proud to be a trusted alternative lending partner for brokers across Alberta and beyond. Here's how they can support you:

Flexible mortgage solutions: From self-employed clients to burgeoning landlords, to those with credit challenges, their extensive product suite helps you find the right solution for every client.
Personalized service: Their expert Business Development Managers (BDMs) provide hands-on support to help you navigate deals and close successfully.
Extensive lending areas: From East to West, they lend in over 700 areas across Canada.
Alberta expertise: They understand Alberta’s housing market and can tailor solutions to fit its specific challenges and opportunities.

As alternative lending continues to grow in relevance, it’s time to ensure you’re equipped to serve the clients who need it most. Partnering with an experienced alternative lender like Bridgewater Bank can make all the difference.

Reach out to Bridgewater Bank today to learn more about how they can help you provide your clients with flexible, tailored solutions. Together, we’ll build a stronger future for Alberta’s homeowners.

Bridgewater Bank

Alternative lending is our specialty. With 25+ years of experience in alternative deals, we provide brokers with the expertise and support they need to succeed. Bridgewater Bank combines the reliability of a Schedule I bank with the adaptability of an alternative lender—all while keeping relationships at the forefront. In a numbers-driven industry, we focus on what matters most: people. Talk to your BDM about the flexible mortgage solutions that will fit your client’s needs.

Highlights from the 2024 YYC Golf Tournament at The Hamptons

9/3/2024

On August 27th, bright and early, golf enthusiasts from across Calgary gathered at the stunning Hamptons Golf Course, a private gem that provided the perfect backdrop for a day of swings, slices, and plenty of laughs.

The tournament was packed with excitement, from long drives to precision putts. A huge congratulations to all the contest winners of the day:

Men's Longest Drive: Jonathan Nameth
Ladies' Longest Drive: Desiree O'Doherty
Closest to the Pin: Tony Zhang
Winning Team: Brett Lovegrove, Steven Gross, Bryan Baker, Greg Mills

Each of these competitors showcased remarkable skill and sportsmanship, making the event truly unforgettable! Be sure to check out the photo gallery below (stay tuned for the full gallery!) and share your favourites on social media using the hashtag #TeeOffWithAMBA.

Thanks to the incredible generosity of our participants and sponsors we raised an impressive $2,381 for the Calgary Food Bank. Your contributions are helping to support families in need across the city.

Thank you to everyone who participated, donated, and cheered us on. We can’t wait to see you all again next year for another fantastic day of golf and giving back!

Alberta Mortgage Brokers Association
7326 10th Street NE, Suite 310
Calgary, AB T2E 8W1
Phone: 587.774.9828
Email: [email protected]

At the Alberta Mortgage Brokers Association, we acknowledge that our work in the housing industry is deeply connected to the land we call home. We recognize and pay tribute to the traditional territories of the peoples of Treaties 4, 6, 7, 8 and 10. We also honour the Métis Nation of Alberta. As we work to facilitate homeownership in Alberta, we remember that we operate on land that has been home to Indigenous peoples for generations.