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
For most Canadians, buying a home isn’t possible without a mortgage. And while getting a mortgage may seem straightforward—borrow money, buy a home, pay it back—it’s the details that make the difference. Understanding how mortgages work (and what to watch out for) is key to keeping your borrowing costs as low as possible. The Basics: How a Mortgage Works A mortgage is a loan secured against your property. You agree to pay it back over an amortization period (often 25 years), divided into shorter terms (ranging from 6 months to 10 years). Each term comes with its own interest rate and rules. While the interest rate is important, it’s not the only thing that determines the true cost of your mortgage. Features, penalties, and flexibility all play a role—and sometimes a slightly higher rate can save you thousands in the long run. Key Questions to Ask Before Choosing a Mortgage How long will you stay in the property? Your timeframe helps determine the right term length and product. Do you need flexibility to move? If a work transfer or lifestyle change is possible, portability may be important. What are the penalties for breaking the mortgage early? This is one of the biggest factors in the real cost of borrowing. A low rate won’t save you if breaking costs you tens of thousands. How are penalties calculated? Some lenders use more borrower-friendly formulas than others. It’s not easy to calculate yourself—get professional help. Can you make extra payments? Prepayment privileges allow you to pay off your mortgage faster, potentially saving years of interest. How is the mortgage registered on title? Some registrations (like collateral charges) can limit your ability to switch lenders at renewal without extra costs. Which type of mortgage fits best? Fixed, variable, HELOCs, or even reverse mortgages each have their place depending on your financial and life situation. What’s your down payment? A larger down payment could reduce or eliminate mortgage insurance premiums, saving thousands upfront. Why the Lowest Rate Isn’t Always the Best Choice It’s tempting to chase the lowest rate, but mortgages with rock-bottom pricing often come with restrictive terms. For example, saving 0.10% on your rate may put a few extra dollars in your pocket each month, but if the mortgage has harsh penalties, you could end up paying thousands more if you break it early. The goal isn’t just the lowest rate—it’s the lowest overall cost of borrowing . That’s why it’s so important to look beyond the headline number and consider the whole picture. The Bottom Line Mortgage financing in Canada is about more than rate shopping. It’s about aligning your mortgage with your financial goals, lifestyle, and future plans. The best way to do that is to work with an independent mortgage professional who can walk you through the fine print and help you secure the product that truly keeps your costs low. If you’d like to explore your options—or review your current mortgage to see if it’s really working in your favour—let’s connect. I’d be happy to help.
The Bank of Canada announced today that it is holding its target for the overnight rate at 2.25%, with the Bank Rate at 2.5% and the deposit rate at 2.20%. The tone of today's announcement is notably more optimistic than previous months. Here's what's changed and what it means for you.
Co-Signing a Mortgage in Canada: Pros, Cons & What to Expect Thinking about co-signing a mortgage? On the surface, it might seem like a simple way to help someone you care about achieve homeownership. But before you sign on the dotted line, it’s important to understand exactly what co-signing means—for them and for you. You’re Fully Responsible When you co-sign, your name is on the mortgage—and that makes you just as responsible as the primary borrower. If payments are missed, the lender won’t only go after them; they’ll come after you too. Missed payments or default can damage your credit score and put your financial health at risk. That’s why trust is key. If you’re going to co-sign, make sure you have a clear picture of the borrower’s ability to manage payments—and consider monitoring the account to protect yourself. You’re Committed Until They Can Stand Alone Co-signing isn’t temporary by default. Even once the initial mortgage term ends, you won’t automatically be removed. The borrower has to re-qualify on their own, and only then can your name be taken off. If they don’t qualify, you stay on the mortgage for another term. Before agreeing, talk openly about expectations: How long might you be on the mortgage? What’s the plan for eventually removing you? Having these conversations upfront prevents surprises later. It Affects Your Own Borrowing Power When lenders calculate your debt service ratios, the co-signed mortgage counts as your debt—even if you never make a payment on it. This could reduce how much you’re able to borrow in the future, whether it’s for your own home, an investment property, or even refinancing. If you see another mortgage in your future, you’ll want to consider how co-signing could limit your options. The Upside: Helping Someone Get Ahead On the positive side, co-signing can be life-changing for the borrower. You could be helping a family member or friend buy their first home, start building equity, or take an important step forward financially. If handled with clear expectations and trust, it can be a meaningful way to support someone you care about. The Bottom Line Co-signing a mortgage comes with both risks and rewards. It’s not a decision to take lightly, but with careful planning, transparency, and professional advice, it can be done responsibly. If you’re considering co-signing—or want to explore safer alternatives—let’s connect. I’d be happy to walk you through what to expect and help you decide if it’s the right move for you.
