Condo Home Insurance

Insurance Ryan Oake 28 Feb

First thing I would like to say about home insurance- this is not what we specialize in. We are experts when it comes to brokering mortgages, not determining what type of home insurance would be best suited for you. That being said, there are 3 key topics we would like people to be aware of when it comes to home insurance on condos.

Building Coverage Versus Unit Coverage

First, the strata or condo insurance that your condo building has in place protects the building as a whole, not your individual unit. Any damage caused by your unit or a neighbouring unit is most likely going to need to come through your own personal home insurance coverage and is not covered by the strata’s. Water leaks being a big one, as well as home damage by a guest or visitor, robbery or theft.

Deductibles

Second, your strata buildings insurance usually has a deductible. This deductible can sometimes be 10’s of thousands of dollars and you will need to pay that in order to have your portion of the strata insurance kick in. This usually happens when their is a catastrophic fire, earthquake, or massive damage to the strata building itself. Deductibles can be a big blow to any savings you may or may not have and a lot of personal home insurance polices will cover that entire deductible.

Injury and Renters

If you have tenants, frequent guest, or long term visitors, you need personal home insurance. If someone injures themselves inside of your condo unit and you are found to be negligent, they have the ability to sue you and the buildings strata insurance will not cover personal injury claims.

When we review documents with a client, we also recommend that our clients reach out to someone who can offer home insurance. It is a free conversation that helps clients fully understand any potential risks that may come from them owning their new home. Home insurance is an inexpensive way to help protect you and your home, to find out more information feel free to reach out at ryanoake@dominionlending.ca

5 Credit Factors

Credit Ryan Oake 18 Feb

Your credit history will be one of the biggest single factors in determining your approval and the interest rate you can qualify for. Making sure your score is in good standing with a reputable history is very important and the following 5 factors will help you do that.

5 Factors

  1. Credit Mix (10%) – the different types of credit you have attached to your name i.e. credit cards, lines of credit, car loans, student loans, etc. Lenders like to see two different types of credit on your credit bureau.
  2. New Credit (10%) – this includes inquiries made for adding new credit to your name and the opening of new credit cards or loans.
  3. History (15%) – this relates to the length of time you have had different types of credit loans open for. 2-year history is the minimum lenders like to see for each type of credit.
  4. Utilization (30%) – This relates to how much of your available credit you owe and have access to. This is found by adding the total available credit limits across all credit cards and lines of credit and subtracting all outstanding balances.
  • Having 75%+ of all available credit outstanding will negatively impact your credit score
  • Having 50%-75% of all available credit outstanding will likely maintain your credit score
  • Having 10%-50% of all available credit outstanding will positively affect your score
  • Having 0%-10% of all available credit outstanding will likely maintain your credit score
  1. Payment History (35%) – this relates to whether or not you make your payments on time and in what amount. Every month you need to pay the minimum, however, the more you can pay, the better. A single missed payment can have significant impacts on your credit score, more so than any other factor listed above. Missing two consecutive months of payments or two payments within the same year can put you on the fence between being approved or declined regardless of any available down payment, income, or overall score.

These 5 factors are the contributors to what kind of credit score you can have. It will range 300-900, 900 being the strongest and 300 being the weakest.

Inquiries- Conspiracy Debunked

Many people are under the impression that every time your credit bureau is requested, your credit score will take a hit. I cannot speak on other industries or professions but when it comes to applying for a mortgage, there is no impact on your credit score when an independent mortgage broker requests a copy. Additionally, an independent mortgage broker can pull your credit report (only with your permission) every day for 45 days and it will only show up as one inquiry.

Types of Scores

There are currently several credit reporting scores that you have. Most used is a beacon score, but there is also CRS and ERS scores with each of them having their own variations. All banks and lenders are free to use which ever score they prefer because each type of score has slight variations when considering the 5 factors.

Credit reports and their scores are a reflection on your ability to manage borrowed money. The bottom line is; if your report summarizes you in a negative or irresponsible manner based on the above information, banks and lenders will not trust you when you ask to borrow their money in the form of a loans or mortgages. Manage your loans and credit responsibly and keep them in good standing, you are likely to be trusted to borrow mortgage money.

Always take care of your credit!

If you would like to create an application and see what you are pre-qualified for, please reach out to us at info@oakemortgage.ca or by clicking here.

 

 

Credit History: Improving & Maintaining Your Credit Score

Credit Ryan Oake 18 Feb

To make yourself look even better, allow your credit card accounts to show a balance owing on your monthly statement, and then once it is issued, pay off the entire balance owing before the payment due date. Many of us will buy something on our credit card, then within the day, pay it off. Remember, a credit report showcases your ability to borrow money and pay it back on time. It’s tough to increase your credit score if all your credit card statements show $0 balance owing and $0 minimum payment because you’ve paid everything off before your statement is even calculated and released!

Now with that, I want to remind you of the 5 main factors that go into calculating a credit score and the areas you need to focus on:

  1. Payment History
  2. Utilization
  3. History
  4. New Credit
  5. Credit Mix

1.) Payment History

When it comes to making late payments, the longer you take to make your monthly payment, the worse impact it has on your credit score. This does not mean making full payments, as long as you can pay the monthly minimum you will not be negatively affecting your score unless you are borrowing more than 75% of your total available credit. Yes, if you can afford to pay the balance owing, do that, but do not let your payment due date pass by without paying at least the minimum!

TIP: set reminders in your phone one week before your monthly payment due date (everyone’s due dates are different and are not necessarily at the end of the month so make sure it’s accurate).

Also, withholding payments because you are in dispute with someone over how much you owe can hurt your score. If the lender reports your payment as late, even though it’s in dispute, a reporting agency is not going to know and it will decrease your score regardless if you win the dispute or not. So, if you are going to miss a payment or don’t agree with how much you owe, call! Speaking with a lender like your cell phone provider and explaining your situation and temporarily changing your payment plan allowing you to pay less now and more later can avoid them reporting to agencies that payments are late or below the minimum. Doing this will allow you to maintain your credit score and not decrease it.

2.) Utilization

Another vital factor that goes into calculating your credit score is your use of available credit. Add up all your available credit through lines of credit, all credit cards, and loans. Then, look at how much of that available credit you actually use, not your total available. Using all or most of it may not decrease your score, especially if you are making regular payments. However, lenders may see this as a risk and avoid lending you anymore with the concern you will not be able to pay them back, as well as everyone else.

To significantly increase your credit score, you need to use 10%-50% of all available credit. This doesn’t mean once you go over 50% you wont be increasing your score, all it means is that if you want to increase it in a sure way, use 50% or less. Keep in mind the beginning notes though, you don’t want to have $0’s across the board, still show you use your credit but in a manageable way.

3.) History

The length of credit history is also important as the longer you’ve had an account open WITH activity on it, the better your score. This doesn’t mean a credit card since high school that you haven’t made a purchase on in 5 years. You have to still be actively using it and paying it off. Credit accounts that are new or old accounts transferred to new ones, can contribute to a lower credit score. Do not cancel accounts or credit cards if there is no annual fee, just use it randomly maybe once every second month or so for small purchases.

4.) New Credit

There are two different types of inquires and they are refereed to as soft hits and hard hits. Hard hits occur when you apply for a credit card, have inquires from landlords you are looking to rent from as well as inquires from employers. Soft hits are inquires such as requesting your own credit report, or businesses like your bank updating existing information to see if you qualify for promotions, increases, etc.

Whenever someone views your credit report through a “hard hit” it is noted on your credit report. Too many hard hits and names showing up on your credit report in a short amount of time may signal to a lender that you are desperately trying to gain credit and are not being approved anywhere. “Soft hits” do not affect your credit report at all and cannot be viewed by anyone other than yourself.

TIP: When looking for a new car or a mortgage and your credit report is being constantly requested, try and do it all within the span of two weeks. All inquiries related to auto or mortgage loans made within a two-week time frame are bundled together and treated as a single “hard hit”.

5.) Credit Mix

If you only use credit cards, or only have your cell phone bill on your credit report it may be causing your low score. Having a mix of different types of credit such as credit cards, student loans or auto loans mixed with cell phone accounts, can help boost your score. But remember moderation, half a dozen credit cards, line of credit, auto loans, personal loans, mortgages, and student loans all showing up for one person can be interpreted negatively by some lenders.

If you want to see more of this information and where some of it was gathered from, visit the following site.