Samantha Garvin
Mortgage Broker
Looking for expert mortgage advice you can trust? I’m a registered (sub)mortgage broker and active member of the Canadian Mortgage Brokers Association of British Columbia, with over 15 years of experience in financial services. With an MBA and a Bachelor’s degree in Finance, I bring both deep expertise and a strategic approach to every client relationship.
I do not work for any particular lender. As part of the Total Mortgage / Verico team, I can shop the market on your behalf and compare mortgage options from a wide network of British Columbia's leading lenders. That means better rates, better terms, and mortgage solutions tailored to your goals—not a one-size-fits-all product.
Whether you’re buying your first home, upgrading, refinancing, or investing in real estate, I’ll guide you through the process from start to finish with clarity and confidence. I regularly help clients overcome common challenges such as self-employment income, bruised credit, or new resident status—and in most residential transactions, my services come at no cost to you.
My commitment is simple: honest advice, complete transparency, and mortgage strategies that put you and your family or business first.
When I’m not securing great mortgage solutions, I’m spending time with my family on the North Shore, enjoying the incredible place we’re proud to call home.
Ready to explore your options? Let’s talk.
As first time home buyers, we didn't quite know where to start the process. Our friends recommended we call Samantha, and are we ever happy we did. She was very good to work with, answered all our questions, and helped us buy a nice little condo. Thanks so much!
Mindy & Jason
I wasn't sure if any bank would give me a mortgage. Being self-employed and recently divorced, I really didn't know where I would stand. Samantha was there to show me all my options, and arranged financing with a lender that allowed me to buy a place of my own. Here's to a fresh start! Thanks Sam.
Catherine M
As first time home buyers, there was a lot we didn't know about, including mortgages. Samantha of Garvin Mortgage led us through the process like a professional, educated us about the process and options and supported us in navigating our first mortgage. She was helpful and attentive, with us every step of the way. We secured our first mortgage at an excellent rate and are loving our new home. Samantha was there with us from the first steps until after closing, and resolved an unforeseen issue at closing, efficiently and quickly.
J. Back
Lenders
Lenders in British Columbia
Mortgage Articles
Saving for a down payment is one of the biggest challenges first-time buyers face. What many don’t realize is that the Canadian government offers a program designed to make it easier—the Home Buyers’ Plan (HBP) . This program allows you to withdraw money from your RRSP to help purchase your first home, without immediate tax consequences. Here’s how it works: Who Qualifies? To be eligible, you generally need to be a first-time home buyer. In practical terms, this means you must not have owned a home in the past four years, nor lived in a property owned by your spouse or partner during that time. There are also special allowances if you’re living with a disability or helping a relative with a disability. In these cases, you can use the HBP even if you’ve owned a home more recently. How Much Can You Withdraw? Under the program, you can access up to $35,000 from your RRSP as an individual. Couples can combine their withdrawals for a total of $70,000 . These funds must have been in your RRSP for at least 90 days before you take them out. Paying It Back The HBP isn’t “free money”—it’s an interest-free loan from your own retirement savings. You’ll have 15 years to repay the full amount back into your RRSP, starting in the second year after withdrawal. Each year, the CRA will send you an HBP Statement of Account outlining how much needs to be repaid. If you don’t make your repayment in a given year, that amount will be added to your taxable income. Why It’s a Smart Strategy The HBP can give first-time buyers a powerful boost toward homeownership. It helps you put together a larger down payment, which can reduce your mortgage amount and monthly payments. Just remember: it’s important to balance the short-term benefit of homeownership with the long-term impact on your retirement savings. Next Steps Thinking about using the Home Buyers’ Plan? Let’s sit down and review whether it’s the right move for you. Together, we can create a strategy that gets you into your first home while keeping your future financial goals on track. 📞 Reach out anytime—it would be a pleasure to guide you through the process.
On October 28, 2026, the Bank of Canada raised its key interest rate by 0.25%, bringing it to 2.5%. If you have a mortgage, are shopping for a home, or have a renewal coming up, this decision matters. Here is a plain-language look at what changed, why it happened, and what it could mean for you.
When it comes to selling your home, most people think the first call should be to a real estate agent. But the smartest first step often isn’t with your agent—it’s with an independent mortgage professional. Why? Because your mortgage plays a bigger role in your bottom line than most people realize. Planning to Buy After You Sell If selling means you’ll also be purchasing another property, you’ll want to know exactly where you stand financially before listing. Mortgage rules change regularly, and qualifying once doesn’t guarantee you’ll qualify again. Getting a pre-approval in place ensures you know what you can afford and eliminates surprises later. On top of that, reviewing the terms of your existing mortgage could uncover options you may not have considered. For example, porting your mortgage instead of arranging a brand-new one could save you thousands. Selling Without Buying Even if you aren’t planning to buy right away, there’s still an important step: understanding the cost of breaking your mortgage. Unless your mortgage is open, penalties apply—and they can be significant. By reviewing the numbers with a mortgage professional, you might find that simply adjusting your timeline could reduce or even avoid costly fees. Navigating Life Changes In situations like a marital breakdown, it can feel like selling the family home is the only path forward. But that’s not always the case. With the right guidance and a legal separation agreement, one spouse may be able to buy out the other, keeping the home and providing stability for everyone involved. The Bottom Line Selling your property is more than just putting a sign on the lawn—it’s about creating a financial plan that protects your equity and positions you for the best possible outcome. Before you take the leap, let’s sit down and review your options. 📞 If you’re ready to talk strategy and make sure you get top dollar for your property, I’d be happy to connect anytime.
