When you’ve worked hard to complete a consumer proposal and get back on your financial feet, it’s frustrating to still see remnants of it lingering on your credit report. We hear this all the time, especially when someone is preparing for a mortgage renewal or applying for new credit.

So let’s clear up what should be there, what shouldn’t, and what to do if your credit report hasn’t caught up with your reality.

How long does a consumer proposal stay on your credit report in Canada?

Most consumer proposals are structured to be five years in duration. Typically with a fixed payment amount over sixty months.

Equifax and TransUnion handle consumer proposals a bit differently, but the general rule in Ontario is:

• Equifax: A consumer proposal is removed three years after the date of completion or 6 years from the filing date, whichever comes first.
• TransUnion: The proposal and related accounts stay on your file for three years after completion or 6 years from the date you defaulted on the debt, whichever comes first.

That means if your proposal was completed early, say, in early 2022, it should have been fully cleared off (purged from) your report by early 2025 at the latest. This is true even if you filed your proposal only months before paying it off completely.

Purging rules may differ slightly across provinces and territories, so please check directly with the credit reporting agencies to learn their rules.

What should be removed, and what should remain?

Here’s the important part. When your consumer proposal is cleared from your credit report, it should disappear from both the public records section and from each individual account that was included in the proposal.

If you’re still seeing account notes that say things like:

“Account closed, included in proposal”
“Written off as part of a proposal”

even though the proposal itself no longer appears, those notes are stale, and frankly, they shouldn’t still be there.

Why these leftover notes still matter

Even if your balances are showing as $0 and the accounts are closed, those negative remarks can still impact how lenders see you.

Mortgage lenders in particular use Equifax data heavily, and if their underwriter sees a bunch of charge-off-style language, like “settled through proposal” or “included in proposal”, they’ll often treat you like you’re still in the recovery phase, even though you’ve done the hard work and moved on.

Worse, if you apply for credit and are denied, based on that outdated information, that rejection could damage your profile further. You don’t want to be penalized again for something you already resolved.

What you should do next

If you’ve completed your consumer proposal and enough time has passed, but you’re still seeing old notes on your credit report, it’s time to clean it up.

Here’s what we recommend:

1. Get a current copy of your credit reports from both Equifax and TransUnion. Make sure you’re reviewing the full reports, not just the consumer summaries.
2. Flag all accounts still showing proposal-related comments. Take screenshots or highlight them, these are what you’ll dispute.
3. Don’t apply for any new credit or mortgages until these are corrected. A premature application could lead to a rejection, and that rejection will be visible to future lenders.
4. Work with a professional to dispute the items.
   For example, Richard Moxley, a CMT contributor, is one of Canada’s most knowledgeable experts on credit file accuracy and disputes. He knows how to deal with Equifax and TransUnion directly and effectively.

The bottom line

Once your consumer proposal is behind you and enough time has passed, your credit report should reflect a clean slate. If it doesn’t, that’s not your fault, but it is your responsibility to fix it before moving ahead with major financial steps like mortgage renewals or new applications.

Don’t guess your way through this part. A few lingering notes can cost you thousands in higher rates, or even a flat-out decline. Get your credit file properly updated, and you’ll be in a much stronger position to move forward with confidence.

We previously wrote about how homeowners in consumer proposals might pay off their proposal ahead of the customary five years.

The traditional argument holds: While buying a home can build long-term equity and stability, renting can provide flexibility and fewer upfront costs. But as home ownership becomes a far-fetched dream for many young Canadians, can renting for life be a viable option?

Alex Avery, author of The Wealthy Renter, thinks so.

“It’s different for every person, and each individual’s needs change over time, but I’m still a firm believer that renting is a great option,” he said.

Despite rental prices having soared since publishing his book in 2016, Avery says renting is still cheaper and carries less risk than buying.

“People compare mortgage payments to monthly rental rates, but mortgage payments don’t begin to cover the full costs of home ownership,” he said. These costs can include notary fees, realtor commissions and region-specific taxes when purchasing the property as well as ongoing costs such as mortgage interest, property taxes, insurance, and various maintenance and repair expenses.

Avery was inspired to write his book during what he calls was a “speculative bubble” in the housing market at the time that he said created a perception of home ownership as an “easy out for savings,” especially in urban centres like Toronto and Vancouver.

“[Young Canadians] were being pressured to buy a condo when the math never made any sense,” he said.

Vancouver realtor Owen Bigland’s calculations paint a different picture however. With average monthly rent for a one-bedroom unit in his city now hovering around $2,800, a lifetime renter could spend at least $1.3 million by the time they’re 65 (not accounting for rent increases or inflation), according to Bigland.

“And you’ll have zero to show for it. Where’s the savings here?” he questioned.

Even if monthly rent was cheaper than a mortgage payment, Bigland said many Canadians will likely spend any savings rather than invest it and grow their wealth.

“A lot of Canadians don’t have the discipline to save as much as they should,” said Sebastien Betermier, an associate professor at McGill University who studies Canadian household spending.

With rents making up at least a third of household expenditures, and homes making up 70% to 80 % of homeowners’ wealth portfolios, Betermier says both renters and homeowners alike are exposing themselves to big risks.

Recent data from a survey by the Healthcare of Ontario Pension Plan and Abacus Data suggests the same. More than a third of Canadians report having less than $5,000 in savings, and those who own a home are increasingly relying on their home equity to fund their retirement.

Bigland preaches home ownership for this very reason. He encourages chipping away at your mortgage and building equity so you can benefit from any price appreciation in the future.

“The only real cash shelter we get in Canada is the principal residence exemption,” he said.

Put another way, “you’re essentially renting [the home] from yourself,” said Betermier. He adds that your home can act as collateral should you need to borrow against it someday. Most mortgages from big banks typically include a built-in home equity line of credit at a favourable rate, according to Bigland. “It’s accessible money without selling your home.”

Avery, however, doesn’t buy this argument.

“It presupposes that housing is a safer investment than other investments,” he said. “There are many places where house prices have gone down, where employment prospects change over time.”

As an alternative to relying on your home as an investment, Avery suggests putting your money into an RRSP, TFSA, and the FHSA which doesn’t necessarily need to go toward a home purchase. “You can learn about index ETFs too. There’s a lot of different ways to invest your money,” he said.

Avery, who’s gone the home ownership route himself, doesn’t think buying is a bad decision, but warns against it if you’re banking on it as an investment tool.

“That’s conflating two different objectives,” he said. “One is to house yourself, and the other is to generate wealth.”

But Bigland, who’s also written a book on real estate and stock investing, says you should be doing both. He agrees renting can make sense in some situations like if you’re anticipating a change in jobs, but you should consider buying if you can commit to a location for eight to 10 years.

He suggests first-time buyers start with older buildings close to public transit often sitting on valuable pieces of land. “You’ll probably have a developer [buy] in 10 or 15 years, and that might be your exit strategy,” he said. “Even if you’re a blue-collar guy, if you can get $40,000 down, maybe even forgo the car for a little while, you can do it.”

Despite the Bank of Canada taking steps to reduce interest rates, many Canadians still feel pressure due to the overall cost of living and inflation. This uncertainty can be unnerving for many individuals, but don’t fret!

I have some tips and suggestions to help you manage your financial stress and help you to power through these latest economic changes:

1. Prioritize What You Can Control:   It can be easy to feel like you have no control over your financial situation, especially with the economy in flux. However, dwelling on things you cannot fix will only cause more stress. Instead, we recommend focusing on what you CAN control within your situation. For instance, taking a look at your phone bill and services to see if you can reduce the cost (even temporarily), reviewing your grocery bill and looking for places to switch to cheaper brands or alternatives, perhaps buying in bulk. You’ll not only save money, but you will feel like you have more control and help reduce stress.

2. Pay Essential Bills:   If you are struggling to pay your monthly bills, prioritizing them can help you gain some control. Knowing which bills are most important to pay first can help reduce anxiety as you’re not scrambling to decide what to do. In some cases, prioritizing your bills can also help you uncover unnecessary spending and you may find something that can be eliminated entirely (even temporarily).

3. Automate Payments and Savings:   If you’re struggling to keep up with your bills and payments, or are finding that you keep saying you’ll save money, but aren’t, considering automation for your finances can be a step in the right direction. Ensuring that your bills are paid on time will help reduce stress and protect you from wasting money on penalties for missed payments. Alternatively, you can also set up automatic money transfers on the days you are paid to move funds into a separate savings account before you even see it. Thereby, reducing the likelihood that you’ll skip adding to your savings that month or use that money elsewhere.

4. Find Ways to Earn More Money:   When cash flow is a problem and you are feeling the strain of trying to afford your current lifestyle, looking for ways to earn additional money can be a lifesaver! Consider part-time work for the weekends, consulting in your area of expertise or picking up extra hours at your current place of work. Now is also a great time to discuss with your manager if you are due for a raise.

5. Talk to Your Mortgage Professional:   For most people, their mortgage is their largest monthly bill. If you are feeling the financial crunch, now is a great time to talk to me about potentially changing your payment schedule or even looking for a different mortgage product with better rates (ideally if you are at the end of your term). Do not hesitate to be honest about your situation and ask what your options are.

Regardless of where you find yourself financially, there are often many solutions to help reduce and resolve your stress and ensure that you have a healthy monthly cash flow.

Managing debt is challenging at any age, but it can be especially stressful in retirement when income is limited. Many Canadians turn to debt consolidation to simplify payments and lower interest rates. However, traditional options—such as personal loans, refinancing, or home equity lines of credit—often require a strong credit score and steady income, making them difficult for retirees to secure.

The CHIP Reverse Mortgage: A Smart Debt Consolidation Solution
For homeowners aged 55 and older, the CHIP Reverse Mortgage from HomeEquity Bank offers a unique way to consolidate debt without required monthly payments. By tapping into home equity, retirees can pay off high-interest debt and enjoy greater financial freedom. Many CHIP customers have found relief through this solution.

Why Consider the CHIP Reverse Mortgage?
The CHIP Reverse Mortgage offers several key benefits for retirees looking to consolidate debt:

• No monthly payments required: Unlike other loans, repayment is only required when you sell, move, or pass away.
• Simple qualification: As long as you and your spouse are at least 55 years of age or older, the rest of the approval process is based on home equity rather than credit score or income.
• Tax-free cash: Access up to 55% of your home’s value without affecting retirement benefits like OAS or GIS.
• Flexibility: Receive funds as a lump sum or in installments, depending on your needs.
• Protection against market fluctuations: HomeEquity Bank’s No Negative Equity Guarantee*ensures you or your heirs never owe more than the home’s fair market value, upon the due date of the loan.

Common Debt Consolidation Options vs. The CHIP Reverse Mortgage
You may explore various debt consolidation strategies during retirement, but they can come with challenges:

• Refinancing or HELOC: Requires strong credit and income; missed payments can lead to foreclosure.
• Unsecured personal loans: Often come with high interest rates if credit is poor.
• RRSP withdrawals: Can trigger withholding taxes and impact retirement income.
• Balance transfer credit cards: Signing up for a structured debt consolidation loan through a 0% balance-transfer card may require proof of income to cover your monthly minimum payments.

Take Control of Your Retirement Finances

Debt doesn’t have to define your retirement. With the CHIP Reverse Mortgage, you can consolidate debt, eliminate monthly payments, and enjoy financial stability while staying in your home. If you’re looking for a way to manage retirement debt, this may be the perfect solution.

To learn more about how the CHIP Reverse Mortgage can help you consolidate debt, contact your DLC mortgage expert.

Refinancing Your Mortgage in 2025.

Refinancing your mortgage can be a smart financial move for many reasons, and as your trusted mortgage advisor, I’ve seen how much it can benefit homeowners!

Ideally, refinancing is done at the end of your mortgage term to avoid penalties, but the timing can vary depending on your goals. For some, it’s about unlocking the equity in their home to fund renovations or cover big expenses like college tuition. For others, it’s an opportunity to consolidate debt, lower their interest rate, or change up their mortgage product.

Let’s take a closer look at some of the ways refinancing your mortgage can help!

• Get a Better Rate: As interest rates have continued to decrease with the Bank of Canada updates these past few months, now is a great time to consider refinancing for a better rate and lower overall mortgage payments!  Experts anticipate the Bank of Canada will move to have the overnight rate potentially down to 2.75% for 2025.
• Consolidate Debt: When it comes to renewal season and considering a refinance, this is a great time to review your existing debt and determine whether or not you want to consolidate it onto your mortgage. In most cases, the interest rate on your mortgage is less than you would be charged with credit card companies or other forms of financing you may have. Plus, having all your debt consolidated into a single payment can keep you on track!
• Unlock Your Home Equity: Do you have projects around the house you’ve been dying to get started on? Need funds for a large purchase such as a new vehicle or post-secondary education? When you are looking to renew your mortgage, it is a great opportunity to consider refinancing in order to take advantage of the home equity you have built up to help with these larger changes in your life!
• Change Your Mortgage Product: Are you unhappy with your existing mortgage product? If you have a variable-rate or adjustable-rate mortgage, you may be considering locking it in at the lower rates. Alternatively, you may want to switch your current fixed-rate mortgage to a variable option with the interest rates expected to continue decreasing into 2025. You can also utilize your refinance to take advantage of a different payment or amortization schedule to help pay off your mortgage faster!

PLUS! Some latest changes by the Government of Canada will make it even easier for you when it comes to your renewal and refinancing options:

• Those of you who may have an uninsured mortgage will no longer have to pass the stress test as of November 21st. This means that you have more flexibility when it comes to rates and mortgage products in renewal cases where you wish to switch lenders without adding additional funds to your mortgage!
• Beginning January 15, the federal government will allow default-insured mortgages to be refinanced to build a secondary suite. If you’ve been considering adding a suite to your property, you may be eligible to access up to 90% of your home’s equity for this purpose.

No matter your plans or situation, please don’t hesitate to reach out to a DLC Mortgage Expert!

Budgeting for the Year Ahead!.

With the recent inflation and rising prices occurring across the country, it is time to take control of your finances. One of the quickest ways to understand where your money is going and where you can make changes, is to create a monthly budget. This will help you get a snapshot of your income compared to your spending, and provides an avenue to review all of your outgoing costs and helps you make changes to increase your monthly cashflow – or just feel less stressed!

Step 1: Calculate Your Income

The very first step to creating any budget is determining your income – knowing exactly how much money you bring in is important to understanding what you have available to spend. Remember to focus on NET INCOME versus gross salary, as budgeting for more than you can afford will lead to overspending.

Step 2: Track Your Spending

Once you have determined your income, you will want to take a look at your spending. Reviewing and categorizing all your monthly bills can help you breakdown exactly where your money goes and make some priorities to mark where changes can be made. To start, first list out your fixed expenses – these are things like car payments, loans, rent or mortgage costs that do not change on a monthly basis. Next, you will want to take a look at your variable expenses – things like groceries, gas, entertainment, etc. and determine your average spend. This is typically the area where people are able to cut back.

Step 3: Set Realistic Goals

Realistic goals are vital for long-lasting financial health. It is important to determine what you cannot live without and where you can cut costs or scale back on spending. Ideally, when it comes to your monthly budget, you want to consider the 50/30/20 rule, which applies the following:

• 50% of your spending is for NEEDS such as rent or mortgage payments, car payments, utilities and groceries
• 30% of your income goes to WANTS such as shopping, vacations, streaming services, etc.
• 20% of your income goes to SAVINGS OR DEBT such as emergency funds, retirement, child’s education and/or credit card payments

Step 4: Make a Plan

Once you have your goals set, you can now make a plan to tackle your financial position and ensure a healthy cashflow each month. For some, setting realistic spending limits for each category works well. For others, taking a look at the importance of their expenses and re-prioritizing can free up funds.

Step 5: Adjust Your Spending

Now that you have determined how much money you bring in per month and what you spend it on, you can take a look at adjusting your spending to ensure you remain on budget. Taking a realistic look at your wants is a great place to cut out frivolous spending beyond a reasonable amount. This is also a great time to review your fixed expenses. Perhaps you can save money by getting a better interest rate on your mortgage or changing the payment schedule for your loan. Be sure to connect with a me before making any changes to your mortgage!

Step 6: Stay on Track

Tracking your budget on a monthly basis is important to catch any changes in your spending habits. As well, it is a good idea to conduct an annual review and take into account any increase in expenses or wages that may require shifts in your overall plan.

The Government of Canada has an online budget planner tool available as well if you need further assistance! You can find it here.

Remember: A healthy budget is key to financial freedom and comfort.