Mortgage advisor: bank, mortgage broker or real estate broker, who does what and who pays

Mortgage · Advisor · September 14, 2026

Bank advisor, mortgage broker, real estate broker: who does what, who pays, what each must tell you, and today's rates.

In Quebec, three people advise on the mortgage: the bank's or credit union's advisor (an employee, one lender), the mortgage broker (AMF licence, compares several lenders, paid by the chosen lender, free on a standard file) and the real estate broker, who does not lend but connects the buyer with mortgage partners and builds their budget on the tested rate (the higher of 5.25% or rate + 2 points). On September 14, 2026, the best insured 5-year fixed on the market was 4.09%, Multi-Prêts posted 4.29% and the big banks 4.69% to 4.94%: two free pre-authorizations, bank and broker, show the gap immediately. The Loaa and Manseur team's buyer services are paid by the seller's commission.

Three people, three roles

• The bank's or credit union's mortgage advisor: an employee of the institution, they sell their employer's products only. Advantage: they know your file and can bundle your products; limit: one lender, one rate sheet. Their pre-authorization is valid there.
• The mortgage broker: holder of an AMF licence, they compare several lenders (banks, credit unions, non-bank lenders such as First National, Manulife, MCAP) for the same file and are paid by the chosen lender; free for you on a standard file. Our pages Multi-Prêts rates and fixed or variable.
• The real estate broker: they do not lend and do not advise on the loan; they connect you with mortgage partners, build your budget on the tested rate and support you through the purchase. Their buyer services are paid by the seller's commission.

What the advisor must tell you, whoever they are

1. The tested rate, not the posted rate: the stress test imposes the higher of 5.25% or your rate plus 2 points (the best insured rate of 4.09% on September 11, 2026 gives a 6.09% test). Our page borrowing capacity runs the calculation.
2. The type of loan: insured (under 20% down, CMHC premium, $1.5 million cap), conventional, home equity line of credit.
3. Fixed or variable, with the calculation on your amount.
4. The penalty if you sell before the end of the term: mortgage penalty.
5. The pre-authorization: duration, rate guarantee, documents; the Desjardins example.

Today's rates, to place the advice

On September 13 and 14, 2026: best insured 5-year fixed on the market 4.09% (Ratehub survey of September 11); big banks' special offers from 4.69% (Desjardins, Manulife) to 4.94% (TD); Multi-Prêts 4.29%; variable from 3.50% (Multi-Prêts) to 4.45% (Manulife); policy rate 2.25%. Our mortgage rates page and our Bank of Canada rate page are reread at every decision.

Frequently asked questions

Our proof, not our promises

The Loaa & Manseur team, led by Lotfi Manseur and Loaa Al Daow, is the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 of large residential teams according to the official RE/MAX ranking, computed on actual transactions. Its Google profile counts more than 220 reviews with a 4.9 rating. Its offices are at 55 avenue de l'Équinoxe in Brossard, one bridge from the island, and every broker's licence can be checked in the OACIQ public register. Three things to verify yourself before calling us, and to demand of any other broker.

Also available in French: version française de ce guide.

Published September 7, 2026 by the Loaa & Manseur team, the number 1 team at RE/MAX Platine in 2024 and 2025, 6th RE/MAX team in Quebec, 15th in Canada and in the global top 50 according to the official RE/MAX ranking. Tell us about your project.