Understanding HELOCs: How They Work and When to Use One

Tim Lyon • July 28, 2024

You might come across the term HELOC when talking about mortgages or borrowing options. It stands for Home Equity Line of Credit, a flexible loan that lets you access the value you’ve built up in your home.


Even though HELOCs are fairly common, they’re often misunderstood. Many people aren’t sure how they actually work, how they differ from a mortgage, or when using one makes sense.


Whether you already own a home or are planning to buy one, understanding HELOCs can help you make smarter financial decisions. Let’s look at what they are, how they work, and when they can (and can’t) be a good idea.


What Is a HELOC?

A Home Equity Line of Credit (HELOC) lets you borrow money using the value you’ve built up in your home as security.


Before we get into the details, let’s start with the basics. A line of credit is a flexible loan with a set limit that you can borrow from as needed. You only pay interest on the amount you actually use, and you can repay and borrow again within your limit. This ability to borrow, repay, and borrow again makes it a revolving loan, which is different from an instalment loan like a mortgage, where you receive a lump sum and make regular payments until it’s fully paid off.


Now, a HELOC takes this concept and secures it against your house. Like a mortgage, if you fail to make the required payments, the lender can take and sell your house to recover their money. That’s why it’s important to treat a HELOC as a financial tool, not extra spending money.


Here’s a simple way to think about it:

  • Your home has value.
  • You likely have a mortgage, which is the amount you still owe.
  • The difference between what your home is worth and what you owe is your equity.
  • A HELOC allows you to borrow against that equity, turning part of your home’s value into available cash.
  • The amount you can borrow depends on both your available equity and your income, which lenders review when determining your limit.


How Is the Limit Determined?

The amount you can borrow through a HELOC depends on your home’s value, how much you still owe on your mortgage, and your income.


Based on your equity
  • The total amount of all loans secured by your home (your mortgage plus your HELOC) cannot exceed 80% of your home’s appraised value.
  • The HELOC portion specifically cannot exceed 65% of that value.


So even if you have a lot of equity, lenders won’t approve a HELOC beyond these limits.


Based on your Income

Having enough equity in your home doesn’t automatically mean you qualify. Lenders also need to confirm that your income can support both your mortgage and the full HELOC limit, even if you don’t plan to use it all.


Each lender has its own approach for calculating your borrowing capacity. Some calculate the combined mortgage and HELOC balance at the HELOC rate, while others use a mix of the mortgage rate and HELOC rate. But all of them apply a mortgage stress test—they add 2% to the contract rate(s) to make sure your total housing costs don’t exceed 44% of your gross income.


This stress test ensures you can comfortably manage payments even if interest rates rise or your income changes.


How Rates and Payments Work

The only required payments on a HELOC are the interest payments. However, it's important to have a plan to pay back both the interest and the borrowed principal. Otherwise, you're just paying interest forever without actually reducing what you owe.


The interest rate on a HELOC is variable, meaning it moves up or down with the Bank of Canada’s rate. Lenders typically base HELOC rates on their prime rate, with most ranging from prime to prime + 0.5%.

To put this in perspective:

  • HELOC rates usually range from prime to prime + 0.5%
  • Variable-rate mortgages are typically below prime
  • Unsecured lines of credit often range from prime + 2% to 4%


This makes HELOCs more expensive than variable mortgages but considerably cheaper than unsecured lines of credit.

 

Even though HELOC rates are usually higher than variable mortgage rates, the required payment is often lower (for the same principal amount) because you’re only paying the interest each month, not the principal. This can make a HELOC useful when managing short-term cash flow, but it’s still important to have a plan to start paying down the balance over time.


What Is a Re-Advanceable HELOC?

A re-advanceable HELOC automatically increases your available credit limit as you pay down your mortgage. For example, every time you reduce your mortgage principal, your HELOC limit grows, giving you access to more of your home’s equity over time.


In the past, your HELOC limit would increase dollar-for-dollar with each dollar of mortgage principal repaid. However, current rules limit the HELOC portion to 65% of your home’s value. This means your available limit still grows as you pay off your mortgage, but it will never exceed that 65% cap.


This structure can be useful if you want ongoing access to funds for renovations, investments, or other purposes over time.


What Can a HELOC Be Used For?

You can use a HELOC for anything, but since you're borrowing money that needs to be repaid with interest, it's important to use it wisely and have a repayment plan.

Common uses include:

  • Emergency fund: Having access to funds when unexpected expenses arise
  • Cash flow management: Managing short-term gaps between income and expenses
  • Investing: HELOC Interest may be tax-deductible if used for investment purposes.
  • Home renovations: Improve your property and potentially increase its value. (typically with a plan to refinance once complete)
  • Debt consolidation: Replace higher-interest debt with lower-cost borrowing.


Just remember, a HELOC is not free money. You’re borrowing against your home, and misuse can put that home at risk. I always recommend consulting with a trusted professional before borrowing from your HELOC to ensure the plan aligns with your overall financial goals and you won't overextend yourself.


Real-World Example

Let's say your home is worth $1,000,000 and you have a $600,000 mortgage. You could get a HELOC for up to $200,000, assuming you have enough income to qualify for the overall limit of $800,000.

Here's the breakdown:

  • Home value: $1,000,000
  • Maximum total debt allowed (80%): $800,000
  • Current mortgage: $600,000
  • Available HELOC room: $200,000


Quick Summary

  • HELOC (Home Equity Line of Credit): A revolving loan secured by your home.
  • Total borrowing limit: Up to 80% of your home’s value (mortgage + HELOC combined).
  • HELOC portion: Cannot exceed 65% of your home’s value.
  • Rates: Variable, typically ranging from prime to prime + 0.5%.
  • Payments: Interest-only required, but paying down principal is important to reduce long-term interest costs.
  • Qualification: Based on income, credit, and a stress test—not just home equity.
  • Re-advanceable HELOCs: The available limit increases automatically as you pay down your mortgage principal.
  • Use wisely: Renovations, investments, or debt consolidation, not day-to-day spending.


Next Steps

If you’re considering a HELOC or wondering how it fits into your financial plan, let’s review your options together.

Need help with your mortgage? Book a consultation or call 778-988-8409.


Glossary

Equity: The difference between your home’s market value and the amount you owe on your mortgage. For example, if your home is worth $800,000 and you owe $500,000, you have $300,000 in equity.
HELOC (Home Equity Line of Credit): A revolving line of credit secured by your home that lets you borrow against your equity up to a set limit.
Prime Rate: The base rate banks use to set variable lending rates. It’s influenced by the Bank of Canada’s policy rate and affects variable mortgages and HELOCs.
Principal: The amount of money you borrow, not including interest.
Re-advanceable HELOC: A type of HELOC where your available credit limit increases automatically as you pay down your mortgage principal.
Revolving Loan: A loan that allows you to borrow, repay, and borrow again up to your credit limit, similar to a credit card.
Secured Line of Credit: A loan that uses an asset, such as your home, as collateral.
Stress Test: A qualification rule that ensures you can afford mortgage payments if rates rise, usually tested at 2% above your actual rate.
Variable Rate: An interest rate that changes over time with the Bank of Canada’s rate and market conditions.

Tim Lyon

Mortgage Consultant

Mortgage Renewal vs. Refinance: Understanding the Key Differences

By Tim Lyon • November 25, 2025
If you own a property with a mortgage, you've probably heard the terms "renewal" and "refinance" thrown around. While both involve obtaining a new term for your mortgage, there are some important differences to understand. Let's break down what each one means and when you might use them. Understanding Mortgage Basics In Canada, when you take out a mortgage, the payments are typically spread over 25 to 30 years. This period is known as the amortization. However, unlike in the U.S., Canadians do not keep the same interest rate and payment terms for the entire amortization period. Instead, you have an initial term, usually 3 to 5 years, after which you need to renew into a new term. For example, if you have a 25-year mortgage with 5-year terms, you will need to renew your mortgage four times throughout its lifespan. It's also common to have a mix of different term lengths over the course of your mortgage. What is a Mortgage Renewal? A mortgage renewal occurs at the end of your mortgage term. When you renew, you start a new term with a new interest rate while keeping the remaining details of your mortgage the same. The key element here is that the mortgage charge registered on your property's title remains unchanged. A renewal is straightforward and typically does not involve any significant changes to your mortgage agreement other than a new interest rate. Think of it as hitting the "continue" button on your mortgage, but at new rates. What is a Mortgage Refinance? A mortgage refinance is different. When you refinance, you are making changes to your original mortgage agreement. This means paying off your existing mortgage and registering a new one on your property's title. Essentially, you are taking out a completely new mortgage for the same property. People commonly refinance to: Access the equity in their home for investments or major purchases Consolidate high-interest debt into their lower-rate mortgage Extend the amortization period to reduce monthly payments and improve cash flow Make significant changes to their mortgage structure It's important to note that refinancing is not allowed for insured properties (those with less than a 20% down payment at purchase). This means the maximum loan amount in a refinance is 80% of your property value. What About Switching Lenders? If you want to keep everything the same but switch lenders for a better rate, this is known as a transfer. A transfer is a type of renewal where the original mortgage charge is transferred from one lender to another. Depending on the lenders involved, you might be able to make minor changes (like extending the amortization or changing borrowers) without needing a full refinance. Why Timing Matters Your mortgage maturity date is when your current term ends. This is the ideal time to either renew or refinance. If you refinance or switch lenders before the maturity date, you will face a prepayment penalty. If you refinance, renew or transfer at maturity, there is no penalty. Real-World Example A homeowner with a $450,000 mortgage is reaching the end of their 5-year term. Their lender offers a renewal rate, but they also have $40,000 in high-interest credit card debt. Option 1: Renewal They accept the new term. Their mortgage stays the same. Their debt remains separate at high interest rates. Option 2: Refinance at Maturity They consolidate the credit card debt into the new mortgage. Their total monthly payments drop significantly, even after accounting for the new mortgage balance. In this situation, refinancing provides better cash flow and a simpler payment structure. Quick Summary Mortgage Renewal: Starts a new term for your existing mortgage Mortgage charge on your title stays the same Keeps all other terms the same aside from interest rate Can switch lenders at renewal through a transfer No penalty when done at maturity Mortgage Refinance: Pays off current mortgage and creates a new one New mortgage charge registered on your title Often resets the amortization period Can access equity or make structural changes Maximum 80% of property value for uninsured mortgages Incurs penalty if done before maturity Next Steps Understanding the difference between renewal and refinance helps you make informed decisions about managing your mortgage. If you have a renewal coming up or are considering accessing your home equity, now is a good time to explore your options. Whether you're looking to renew, refinance, or switch lenders, I'm here to help you navigate the process and find the best solution for your situation. Need help with your mortgage? Book a consultation or call 778-988-8409 . Glossary Amortization: The total time period over which you'll pay off your mortgage, typically 25-30 years in Canada. Insured Mortgage: A mortgage where the down payment was less than 20%, requiring mortgage default insurance to be added. Maturity Date: The end date of your current mortgage term, when you need to renew or refinance. Mortgage Charge: The legal registration of your mortgage on your property's title. Pre-payment Penalty: A fee charged by your lender if you pay off your mortgage before the end of your term. Refinance: Replacing your existing mortgage with a new mortgage, often with different terms or to access equity. Renewal: Starting a new term for your existing mortgage, typically just updating the interest rate. Term: The length of time your current mortgage contract is in effect, typically 3-5 years in Canada. Transfer: Moving your mortgage from one lender to another at renewal without changing other terms.

What Is an Insured Mortgage and How Does It Work?

By Tim Lyon • October 28, 2025
If you're buying a home with less than 20% down, you'll need something called an insured mortgage. Many borrowers find this confusing at first, especially since it doesn’t refer to insurance for you, the borrower. That’s why I have put together this straightforward breakdown so you understand what insured mortgages are, why they exist, and how they affect your purchase. What Is an Insured Mortgage? A mortgage must be insured when a borrower makes a down payment of less than 20% on a home purchase. The insurance protects the lender (not the borrower) in case the borrower defaults. The insurance is guaranteed by the federal government. So, why do we have this program? It allows borrowers to buy homes with smaller down payments and higher loan-to-value (LTV) ratios. Higher loan-to-value mortgages are inherently more risky because there is not much cushion if the housing market starts to decline. For example, if someone buys a $500,000 home with only 5% down ($25,000), they’ll need a $475,000 mortgage—this is a 95% LTV . If the market drops and the home’s value falls to $470,000, the mortgage would still be $475,000. If the borrower stopped making payments, the lender could lose money after selling the home and paying costs. That kind of loss, multiplied across thousands of borrowers, could threaten the stability of the entire banking system (as we saw in the U.S. in 2008). The mortgage insurance system is designed to prevent that scenario by spreading risk and keeping lenders protected. How Does the Insurance Work? You, the borrower, pay the insurance premium. It's typically added directly to your mortgage balance rather than paid upfront. The cost depends on your down payment size and amortization. Example: Purchase price: $500,000 Down payment: $25,000 (5%) Mortgage amount: $475,000 Insurance premium: 4.2% = $19,950 Total new mortgage: $494,950 The insurance does add cost, but insured mortgages usually offer slightly lower interest rates because the lender's risk is minimal. The rate savings don't fully offset the premium, but they help. The Insurer’s Role For insured mortgages, the insurer’s approval is the most important part of the process. If the insurer won’t approve the file, no lender can. Once the insurer signs off, we can typically find a lender to fund the loan. Canada has three mortgage insurers: CMHC (public) Sagen (private) Canada Guaranty (private) All of the insurers are backed by government guarantees and have to follow similar rules, but each has a few unique programs. Lenders usually choose the insurer, though I sometimes work with them to send a file to a specific insurer if it benefits the borrower. Qualification Rules Because insured mortgages are government-backed, the rules are strict: Debt ratios: 39% of your income can go toward your stress-tested mortgage payment, property taxes, heat, and half of condo fees 44% of your income can go toward the above plus your other debts Down payment: 5% on the first $500,000, 10% on the remainder Maximum purchase price: $1.5 million Amortization: Maximum of 25 years for most buyers; up to 30 years for first-time buyers who qualify under the new federal program Unlike with an uninsured mortgage, where lenders may have some flexibility if your income ratios are slightly above the limits, there is no discretion on an insured mortgage. If your ratios exceed the limits even a little bit, the insurer will decline the application. The Approval Process The process is similar to an uninsured mortgage, with one extra step: We submit your mortgage application to the lender of choice They do their initial review If that looks good, they package it up and send it to the insurer Once the insurer has reviewed and approved it, the file comes back to the lender for final review and approval Common Misunderstandings About Insured Mortgages Many borrowers are surprised to learn the following facts about insured mortgages: You do not need to be a first-time homebuyer to buy with less than 20% down You cannot buy an investment property with less than 20% down You can buy a second home with less than 20% down You cannot refinance an insured mortgage and keep the insurance. If you have an insured mortgage and do refinance, you will lose the insurance. This mostly affects the lender, but it also moves you to uninsured rates. Why Choose an Insured Mortgage? Given the cost and restrictions, why would anyone choose an insured mortgage? The main reason is accessibility . It allows you to buy a home without saving a full 20% down payment, which is increasingly difficult with high home prices and living costs. It can also be a strategic choice. Some buyers prefer to keep more of their savings invested or diversified instead of tying everything up in a down payment. If your investments are earning more than your mortgage costs, keeping that money invested might make financial sense. Real-World Example Let's say you're buying a $600,000 home. Here's how the costs compare between the minimum down payment for an insured mortgage and the minimum down payment for an uninsured mortgage: