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Find the best mortgage renewal rates in Canada

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Best renewal mortgage rates in Canada

ratehub.ca insights: Variable mortgage rates remain unchanged following this week’s Bank of Canada rate hold. The GoC 5-year yield has also stayed in the 2.7% range, keeping upward pressure on fixed mortgage rates. Given market volatility, consider getting a pre-approval to lock in a rate for up to 120 days.

As of:

CashbackRateProvider

Canadian Lender

Equitable Bank

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$4,100

Big 6 Bank

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$800

Canwise

A Ratehub Company

Alterna Savings

Desjardins

Why renew with Ratehub.ca?

Here's what you get:

  • Unlike your lender, we give you the best rate from the start – no need to haggle.
  • Did you know: You don't have to renew with your lender? You can usually get a lower rate by switching at renewal. In fact, walking into your current bank and re-signing at renewal often means leaving money on the table. Your existing lender has less incentive to provide you with the most competitive rates, as they already have your mortgage business.
  • Switching comes with cash bonuses of up to $4,000 - that could buy you a vacation!
  • Switching with Ratehub.ca is fast, convenient, and often without fees.
  • Don't lose out on thousands in savings! 

Frequently asked questions

What are current mortgage renewal rates?


Should I renew my mortgage early?


Can you negotiate mortgage rates at renewal?


Can a bank deny a mortgage renewal in Canada?


Do mortgage payments decrease when you renew?


Should I renew my mortgage for 2 or 5 years?


What happens at renewal if you have a collateral mortgage?


How is a mortgage renewal different from a refinance?


Renewal rates over time

From 2007 - Today

Key takeaways

  • When your mortgage term expires, you’ll need to renew it for a new contract.
  • By law, your lender must inform you of your upcoming renewal within 21 days, but borrowers can start the mortgage renewal process up to120 days before their term ends. This is a great opportunity to shop for better mortgage renewal rates, or to negotiate with your current lender.
  • Both insured and uninsured mortgage holders won’t be re-stress tested if they switch lenders at renewal, as long as their original mortgage amount and amortization doesn’t change.

Renewing your mortgage is a great opportunity to ensure you’ve got the best mortgage product for your current needs, and make a change if you need to. However, there are some key factors that borrowers should keep in mind.

Switching to a new lender at renewal time

  • Shop around: Familiarize yourself with the interest rates and products offered by other financial institutions, and whether they’d be a better fit for you in your next mortgage term.
  • Work with a broker: Rather than having to compare your mortgage rate options yourself, working with a broker is a helpful way to get a full picture of the Canadian mortgage rate landscape. These professionals have access to rates from a number of different lenders, and can help you find your right fit.
  • Be aware of how other lenders’ products may differ from your current one: Not all mortgage products are the same; some have features that offer borrowers greater flexibility, such as being able to pay off a portion of their principal balance each year with a lump sum or accelerated payments, or the ability to port your mortgage
  • Consider limitations of certain mortgage types: Some mortgage products, such as collateral-charge mortgages, don’t allow borrowers to switch lenders at all during the lifetime of the mortgage, without using the services of a real estate lawyer.
  • Explore cash back bonuses and incentives: Some lenders offer cash promotions and bonuses to new clients, including those switching to a new lender at renewal time. These special promotions may also come with other product requirements, such as taking out a bank account with the bank, and may have required minimums in terms of mortgage size and term length. It’s important to read the fine print when taking out any mortgage product with a promotional cash bonus.

Highlights from the Bank of Canada’s April 16, 2025 announcement

On April 16, 2025, the Bank of Canada (BoC) announced that it would keep its benchmark overnight lending rate at 2.75%, halting a potential eighth consecutive rate cut. Since June 2024, the BoC has lowered its rate by 225 basis points from its previous peak of 5%. 

  • Although inflation slowed to 2.3% in March, it remains above the BoC's target of 2%. This inflationary pressure, along with continued global trade instability, influenced the decision to hold the rate steady and focus on maintaining economic stability while controlling inflation.
  • Variable-rate mortgage holders and borrowers with other variable-rate products, such as HELOCs and lines of credit, will see no change in their rates, as the prime rate at most lenders will remain at 4.95%.
  • Fixed mortgages, which are influenced by government bond yields rather than the BoC's benchmark rate, saw a recent dip in rates as bond yields stabilized around 2.6% due to tariff-related uncertainty. The lowest available five-year insured fixed mortgage rate is currently 3.79% (3.74% in Quebec).
  • Savers with high-interest savings accounts (HISAs) and Guaranteed Investment Certificates (GICs) will see no change to their returns as a result of the rate hold.
  • Looking forward, the Bank of Canada’s future rate decisions will depend on how global trade tensions, inflation, and other economic factors evolve in the coming months. The Bank will adjust its policy as needed to respond to changing economic conditions.

Canadian mortgage market update: April 2025

  • CPI update: Canada’s inflation rate slowed in March 2025, with the Consumer Price Index (CPI) rising by 2.3% year-over-year, down from 2.6% in February. This unexpected drop occurred despite the end of the winter GST tax holiday, which had temporarily reduced prices in key categories like food, alcohol, and children’s items. The decline was mainly driven by lower gas and travel costs, with gasoline prices dropping 1.6% and air travel prices plunging 12% year-over-year. Travel tour prices also decreased by 4.7%. However, food prices continued to rise, with grocery store and restaurant costs both up by 3.2%. Shelter costs grew moderately by 3.9%, primarily driven by a 7.9% increase in mortgage interest costs, which were lower than the 9% rise in February. This decline reflects the impact of the Bank of Canada’s interest rate cuts, which have provided some relief to borrowers. Rent prices continued their upward trend, rising by 5.1%. The lower-than-expected headline inflation may prompt the Bank of Canada to cut rates at its upcoming meeting on April 16. However, core inflation measures like the median and trim CPI remain elevated at 2.9% and 2.8%, respectively. 

Read more- March CPI comes in surprisingly low at 2.3%

The impact of the latest U.S. tariffs on Canadian borrowers

In April 2025, the U.S. announced the latest phase in its trade policy, clarifying tariff details that have been in limbo for months. On April 2, U.S. President Donald Trump revealed that the U.S. would maintain existing tariffs, including the 25% tariff on non-CUSMA imports and a 25% tariff on steel and aluminum products. The U.S. also imposed a 25% tariff on foreign cars and auto parts that Canada is still subjected to. However, Canada remains exempt from the U.S.'s new 50% reciprocal tariffs imposed on other countries.

These tariffs have caused significant turmoil in the global financial markets, resulting in a drop in U.S. stock prices and lower bond yields, including a decline in Canada’s 5-year government bond yield to its lowest point since 2022. This led to a decrease in fixed mortgage rates in Canada, which have now dropped to 3.74% for insured mortgages and 3.99% for uninsured borrowers, offering an opportunity for borrowers to lock in lower rates.

The Bank of Canada (BoC), which was initially expected to cut interest rates to respond to economic pressure, may decide to hold rates steady instead. The BoC is adopting a cautious approach and is closely monitoring the evolving situation without making drastic policy changes yet.

The ongoing tariff uncertainty is making potential homebuyers more cautious and hesitant to enter the market. February 2025 data showed a 10.4% decrease in home sales compared to the previous year. 

Also read: How could 25% US tariffs impact Canadian mortgage rates?

Housing market forecast for 2025

The Canadian Real Estate Association (CREA) recently shared its 2025 housing market outlook, pointing to a recovery that began in late 2024 when interest rate cuts and pent-up demand boosted activity. In 2025, home sales are expected to reach 532,704, an 8.6% jump from 2024 and higher than the previous estimate of 6.6% growth. Sales are expected to grow further by 4.5% in 2026, reaching 556,662. The average home price is forecast to rise by 4.7% in 2025 to $722,221, with another 3.3% increase to $746,379 in 2026. Different regions will see varied impacts. British Columbia and Ontario are likely to experience strong sales growth due to higher supply and slower activity in 2024. Meanwhile, Alberta and Saskatchewan are expected to see home prices rise more significantly because of tight housing inventories and affordable options compared to other parts of Canada.

Video: 3 tips for renewing your mortgage

Update on Canadian Mortgage Reforms

On September 16, 2024, the federal government introduced major changes to mortgage qualification guidelines, specifically benefiting first-time home buyers and those buying newly-built homes.

Starting December 15, 2024:

  • All first-time home buyers, including those without insured mortgages, will now have access to 30-year amortization terms. This extended amortization option will also apply to anyone buying a newly-constructed home.
  • The maximum home price eligible for an insured mortgage (a down payment of less than 20%) will rise from $1 million to $1.5 million.

These reforms mark some of the most significant changes to mortgage rules in over a decade and are expected to improve affordability and housing access for first-time buyers.

For a deeper dive into these new mortgage rules, visit the Ratehub.ca blog.

2025 Canadian mortgage renewal facts

  • Almost a quarter of Canadians (23%) will be renewing their mortgages in 2025, and almost half within two years. Two-thirds are anxious about having to go through a renewal.

  • 57% of Canadians expect an increase in their mortgage rate upon renewal.

  • 12% of mortgage consumers were renewers or refinancers in 2024 (down from 13% in 2023).

  • 43% of those renewing in 2024 chose 5 year term, down from 53% in 2023.

  • 24% of those renewing in 2024 chose 3 year term, up from 18% in 2023.

Sources:

See today’s best mortgage rates

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Ratehub.ca education centre

  • Buying

    So you've made the decision to buy a new home! The first step is to figure out how much you can afford to spend.

    read more
  • Renewing

    If your current mortgage is up within four months, now's the time when most lenders will allow you to start the early mortgage renewal process.

    read more
  • Refinancing

    When deciding whether or not you should refinance your current mortgage and replace it with a new one, there are a few important things to consider.

    read more