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398 Lloyd St.
Sudbury, ON P3B 1P3

pberthiaume@todaysmortgagechoice.com

FAQ

How much does it cost to use a mortgage agent?

Typically, there’s no cost to you! I’m paid by the lender for traditional mortgages.

What’s the advantage of using a mortgage agent over a bank?

I shop the market for you — saving you time, money, and giving you access to a wider variety of options.

Can you help if my credit isn’t perfect?

Absolutely. I work with alternative lenders and private mortgage options for credit-challenged clients.

Do you offer Private Mortgages?

Yes! As your mortgage agent, I help match you with reputable private lenders when traditional options aren’t available to provide tailored short-term solutions for your unique borrowing needs.

paulberthiaumemortgages

🏡 Mortgage Agent Level 2 @todaysmortgagechoice
Licence# 13324
🔑 Finding you the best mortgage rate

When your mortgage renewal is on the horizon, don’t think of it as just paperwork, it’s a time for strategy. 🏡

First, your lender will usually send you a renewal offer about 90–120 days before your term ends. It might look easy to sign and move on… but that offer is rarely the best option by default.

This is the time to:
✅ Review your current rate, term, and payment
✅ See how interest rates have changed since you last signed
✅ Decide if you should renew, refinance, or switch lenders
✅ Look at your full financial picture, including income, debts, goals, and cash flow

If your life has changed (new job, higher income, more equity, debts paid down, or even upcoming expenses), your mortgage should change with it.

The biggest mistake I see? Waiting until the last minute or auto-renewing without a conversation.

Reach out about 90 days before renewal so we have time to explore options, negotiate better terms, and make sure your mortgage works for you.

📞 Better Call Paul!

Thanks so much, Ashley! 🙌 I love helping client

Thanks so much, Ashley! 🙌 I love helping clients move up the ladder, whether it’s from a trailer to a single-family home or any step along the way. It’s all about finding the right mortgage solution for your goals. 🏡

If you’re thinking about your next move, Better Call Paul. 📞

Already pre-approved? Let’s make sure it still w

Already pre-approved? Let’s make sure it still works for you. 🏡

This is something I see all the time…people get pre-approved, pause their home search for a few months (or longer), then jump back in assuming everything is still good to go.
If your pre-approval is a year old, two years old, or even older, it’s really important to keep me in the loop.

Communication matters as mortgage pre-approvals aren’t “set it and forget it.” The more informed I am, the better I can protect your pre-approval and make sure there are no surprises when you’re ready to make an offer.

📞 Better Call Paul

Ask Paul: How long before house hunting should I g

Ask Paul: How long before house hunting should I get qualified for a mortgage? 🏡

Answer:
Ideally, start the pre-approval process 3–6 months before you start looking for a home. This gives you a clear budget, shows sellers you’re serious, and helps you move quickly when you find “the one.”

Even if you’re just dreaming right now, getting qualified early gives you peace of mind and a head start!

📞 Better Call Paul — let’s get you pre-approved and ready to shop!

Bought Between 2021–2023? Read This About Your M

Bought Between 2021–2023? Read This About Your Mortgage Renewal 🏡 🔑

If you purchased your home in the last few years, your mortgage term may be ending soon, and renewal time is coming faster than you think. Here’s what you need to know and how to prepare:

✔ Expect changes in rates
Interest rates have fluctuated since 2021. Your renewal rate may be higher or lower than your current rate depending on the market and your lender.

✔ Start early
Don’t wait until the last minute. Start reviewing your mortgage 3–6 months before your renewal to compare rates, terms, and options.

✔ Check your financial picture
Lenders will review your income, credit score, and debt-to-income ratio. Make sure your finances are in order to qualify for the best rate.

✔ Explore options beyond your current lender
You’re not obligated to stay with the bank that issued your mortgage. Mortgage agents like me can shop the market and access over 30 lenders, including major banks and credit unions, to find the best solution for you.

✔ Consider your long-term goals
Renewal is a perfect time to reassess:
Do you want to pay off your mortgage faster?
Refinance for renovations or debt consolidation?
Switch to a variable or fixed rate?

💡 Pro Tip: Even if your mortgage is up for renewal later this year, reviewing your options early gives you time to negotiate, compare, and make a choice that works for your family and lifestyle.

📞 Better Call Paul to review your upcoming renewal and lock in the best plan for your Sudbury home.

Thank you for your kind words. 🙏 Helping first

Thank you for your kind words. 🙏

Helping first-time homebuyers understand the process and feel confident every step of the way is something I truly care about. Buying your first home can feel overwhelming, so keeping things clear, simple, and stress-free is always my goal.

Thank you, Mykayla, for trusting me with such an important milestone. It was a pleasure being part of your journey, and I’m so happy everything went smoothly 🏡✨

If you’re thinking about buying your first home and want guidance you can actually understand, give me a call - I’d be happy to help.

If you bought in 2021 with a 5-year term, renewal

If you bought in 2021 with a 5-year term, renewal time is officially on the horizon, and I’m already preparing for a busy season of renewals. 💪📞

Pro Tip: Review your options early! Even if your mortgage is up for renewal soon, reviewing your options early gives you time to negotiate, compare, and make a choice that works for your family and lifestyle.

✔️ Clear expectations
✔️ Proactive conversations
✔️ A solid game plan (no last-minute surprises)

Getting ahead now means a smoother renewal later. 📞 Better Call Paul to review your upcoming renewal and lock in the best plan.

#MortgageRenewals #5YearTerm #2021Buyers #PreparedNotPanicked #AskPaul

If you’re house hunting in Sudbury this year, do

If you’re house hunting in Sudbury this year, don’t rely on myths or online estimates. Real pre-approvals come from real conversations and real documents. 📑

🏡 Don’t let these common mortgage pre-approval myths hold you back:

Myth 1: Pre-approval locks your rate forever
A pre-approval gives you an estimate based on today’s rates — but it’s usually valid for 90–120 days in Ontario. Rates can still change before you close, so it’s not a permanent lock.

Myth 2: Pre-approval means you’ll automatically get a mortgage
A pre-approval is a conditional agreement — final approval depends on verifying income, credit, down payment, and property details.

Myth 3: You can’t get multiple pre-approvals
You can compare lenders! Getting pre-approved with 2–3 lenders within a short window won’t hurt your credit, and it helps you find the best rate and terms.

Myth 4: Pre-approval is only for first-time buyers
Not true! Whether you’re upgrading, buying a second home, or investing in a rental property in Sudbury, pre-approval helps you shop confidently and make faster offers.

Pre-approval is a tool, not a guarantee. It gives you clarity, confidence, and an edge in the competitive Sudbury housing market.

💡 Pro Tip: Talk to a licensed mortgage agent, like me, before starting your house hunt. I’ll make sure your pre-approval reflects your full financial picture and gets you into the right home for your budget.

📞 Better Call Paul to get started today!

Congratulations to the winners of my La Jeune Café giveaway, Lyndsay Fearnley Ungar and Krissy Anne (@tal_krissy)! You have each won a $50 gift card to La Jeune Café in Azilda! 🎁

Please send me a message to arrange to pick up your gift card!

Thanks to everyone who participated.

Let’s make 2026 a year of supporting local! ✨

🏡❄️ If buying a home is on your radar this

🏡❄️ If buying a home is on your radar this year, now is the smartest time to start getting ready and here’s why:

✔ Less competition
The spring market hasn’t heated up yet, which means fewer bidding wars and more time to make confident decisions.

✔ Cleaner financial picture
Holiday spending is behind you, year-end income is finalized, and your numbers are clearer for lenders to review.

✔ Time to plan, not rush
Getting pre-approved early lets you understand your true budget, explore neighbourhoods, and act quickly when the right home comes along.

✔ Stronger negotiating power
Sellers take pre-approved buyers more seriously — especially in Sudbury’s competitive market.

✔ Rate protection
A pre-approval can help protect you from rate increases while you shop.
In Ontario, most mortgage pre-approvals are valid for 90 to 120 days, depending on the lender. That means locking in a rate now can protect you while you shop through winter and into spring.
Buying a home shouldn’t feel rushed or stressful. Starting in January gives you control, clarity, and confidence.

📞 Better Call Paul to get pre-approved the right way and start your home search prepared. 🏡

When it comes to getting a mortgage in Sudbury, th

When it comes to getting a mortgage in Sudbury, the rate you’re offered isn’t random — it’s influenced by several key factors. Understanding them can help you save thousands over the life of your mortgage.🏡💡

1️⃣ Credit Score
Your credit score tells lenders how reliably you’ve managed debt. Higher scores usually qualify for lower rates, while lower scores may increase your borrowing costs.

2️⃣ Down Payment / Loan-to-Value (LTV) Ratio
The more you can put down, the lower the risk for the lender. A higher down payment often means a better rate, while putting less than 20% down may require mortgage insurance and slightly higher rates.

3️⃣ Type of Mortgage
Variable vs. Fixed: Variable rates move with the Bank of Canada’s benchmark, while fixed rates are influenced by bond markets.

Term length: Shorter terms generally have lower rates, but you’ll renew sooner and face potential rate changes.

4️⃣ Property Type & Purpose
Single-family homes, condos, or rental/investment properties each carry different risk profiles for lenders, which can affect the rate.

5️⃣ Income, Employment & Debt Load
Stable income and low debt-to-income ratios make you a lower-risk borrower, which lenders reward with more competitive rates.

6️⃣ Market Conditions & Bank Policies
Economic factors like inflation, the Bank of Canada rate, and housing market trends all influence what lenders charge.

💡 Bottom line: Your mortgage rate is a mix of your personal financial picture and market conditions. Being prepared, knowing your credit, and working with a licensed mortgage agent ensures you get the best rate available.

📞 Better Call Paul! I’ll break it down, compare lenders, and help you lock in a rate that works for you.

What’s ahead for the housing market in 2026? 🏡📉 Here’s what economists are predicting👇

Economists are expecting a gradual housing recovery as lower interest rates continue to support buyer demand. Rate cuts over the past year have eased pressure on borrowers and helped stabilize sales activity, especially in markets that cooled the most during the slowdown.

That said, home prices aren’t expected to skyrocket. Affordability challenges, limited housing supply, and higher household debt levels are keeping price growth in check. Add in mortgage renewals and uneven conditions across regions, and the result is a market that’s recovering, but at a measured, sustainable pace.

💡 What this means for you:
• Buyers may see more opportunity with improved affordability
• Homeowners renewing should plan ahead
• Investors will need smart strategies, not speculation

The market isn’t overheating, but it is moving. And the people who plan early will be in the strongest position.

If you’re thinking about buying, renewing, refinancing, or investing in 2026, let’s talk strategy.
📲 Better Call Paul

☕ Giveaway Alert! ☕ If you love specialty cof

☕ Giveaway Alert! ☕

If you love specialty coffees, delicious lunch options, and supporting amazing local businesses, this one’s for you! I recently stopped by La Jeune Café, the cozy and popular café located inside Vintage Feather in Azilda and had a latte worth smiling about!

🎁 I’m giving away 2 × $50 gift cards to La Jeune Café so you can experience this Azilda gem for yourself.

How to enter:
✅ Like this post
✅ Follow @paulberthiaumemortgages and @lajeunecafe
✅ Tag 3 coffee lovers in the comments

BONUS: Share this post to your story and tag me

📅 Draw Date: January 20th

Supporting local is what community is all about, and Azilda has some seriously great spots. Good luck and see you at the café! ☕✨

New Year, Smarter Mortgage Moves! 💡🏡 2026 i

New Year, Smarter Mortgage Moves! 💡🏡

2026 is the perfect time to take control of your mortgage and make it work for you. Whether you’re buying your first home, refinancing, or looking to invest, I can help you find the right mortgage solution that fits your goals and lifestyle.

Don’t wait - start the year off strong and set yourself up for financial success. Better Call Paul today! 📞🏠

#HappyNewYear #BetterCallPaul #MortgageTips #HomeOwnership #SudburyMortgages #SmartMortgageMoves #FinancialGoals2026

🏡✨Whether you’re buying your first home, lo

🏡✨Whether you’re buying your first home, looking to refinance, or thinking about an investment property, 2026 is the perfect time to make a plan. Here are a few resolutions to consider:

1️⃣ Get pre-approved early: Know exactly what you can afford before house hunting.
2️⃣ Review your mortgage terms: Check your rate, payment schedule, and prepayment options to save on interest.
3️⃣ Plan for extra payments: Even small lump sums can shave years off your amortization.
4️⃣ Consider your long-term goals: Are you building equity, generating rental income, or planning for retirement?

With the right strategy, your mortgage can become a tool to grow your wealth, not just a monthly bill. Stick to these mortgage resolutions in 2026!

Happy New Year’s! 🥂 Cheers to new mortgage go

Happy New Year’s! 🥂 Cheers to new mortgage goals, new opportunities, and new keys in 2026. 🔑🏡

#NewYearsEve #HappyNewYear #BetterCallPaul

Don’t let this be you in 2027. The new year is a

Don’t let this be you in 2027. The new year is almost here and 2026 is your year to buy a home!

There’s always factors that affect the market but one thing we know about the Sudbury market is that it’s shown a relatively steady upward trend over the past several years. Waiting often means higher prices and stronger competition, especially when inventory is tight.

Buying isn’t about timing the market perfectly, it’s about having a plan, understanding your options, and being ready when the right opportunity comes along. 🏡

Let me help you discover your best mortgage options and have you say “I’m glad I bought a home in 2026!” 🙌

2025 has been a rollercoaster for mortgage rates!

2025 has been a rollercoaster for mortgage rates! 🎢 The Bank of Canada’s cuts brought the benchmark rate down to 2.25%, lowering variable rates, while fixed rates softened thanks to falling bond yields, with 5-year fixed rates moving down.

So, what’s next? Analysts expect rates may stay low into early 2026, but the market is unpredictable. Whether you’re buying, renewing, or refinancing, knowing the trends is key to making smart decisions.

📞 Thinking of buying or renewing? Better Call Paul to lock in your options!

Merry Christmas! 🎄 I hope today is filled with

Merry Christmas! 🎄 I hope today is filled with warmth, joy, and time spent with the people who matter most. Whether you’re celebrating in your forever home, your first home, or dreaming about what’s next, I’m grateful to be a small part of that journey.

Wishing you peace, happiness, and a wonderful holiday season! ✨

To my amazing clients and trusted mortgage partner

To my amazing clients and trusted mortgage partners, I’m truly grateful for the trust you placed in me this year. Helping my clients reach their homeownership goals is something I truly appreciate, as well as the relationships I’ve built with everyone I’ve gotten to work with. 🎄

I wish you a very Merry Christmas, a relaxing holiday season, and a happy, healthy New Year. Here’s to new goals, new opportunities, and new keys in 2026. See you in the New Year! ⭐️

#MerryChristmas #BetterCallPaul #MortgageAgent #SudburyOntario #RealEstateSudbury

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About
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Paul Berthiaume

Mortgage Agent Level 2
ON LIC# 13324
Today’s Mortgage Choice

About
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398 Lloyd St.
Sudbury, ON P3B 1P3

pberthiaume@tmcgroup.ca

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