MORTGAGE SOLUTIONS YOU CAN TRUST.REAL ESTATE FINANCING FOR EVERY STAGE OF PROPERTY OWNERSHIP.PURCHASE, REFINANCE, HOME EQUITY, CONSTRUCTION AND REVERSE MORTGAGES.
Let us help you finance your property! We'll sweat the details so you don't have to.
Purchasing a home or investment property is an important decision that you should be confident about. We will work with you personally to offer you valuable insight throughout the process, save you time and find the mortgage that best suits your situation.
Afrooz Milani & Associates works with Safebridge Financial Group, serving clients across Ontario from their Toronto based office. Led by Afrooz Milani, BEc, MEc, PFP, Mortgage Agent Level 2 who has over 18 years of banking and financing experience helping an array of clients with differing backgrounds. A&A Mortgage Solutions seeks out options from various lenders, tailoring a solution that is unique to every borrower, empowering clients to decide with confidence.
Afrooz is professional, knowledgeable, and makes the mortgage process smooth and stress-free. Working with her since almost 10 years on multiple property purchases , she always worked in my best interest . I have huge trust in her ability. Highly recommend
Sheller Roshankar Google Review
Afrooz is a very hardworking and trustworthy broker with a lot of experience. She helped me find the right solution and went above and beyond, even working late into the night to make sure my requests were handled properly.
I truly trust her work and will definitely continue working with her for the next steps. Highly recommended!
Purchasing a home or investment property is an important decision that you should be confident about. We will work with you personally to offer you valuable insight throughout the process, save you time and find the mortgage that best suits your situation.
We believe a mortgage should fit your life, not the other way round.
Listen First
We start with your goals, not a product.
Compare Widely
We look across lenders to find the options that fit.
Explain Plainly
We explain every option in plain language.
Why Should You Use Our Services?
We Will Negotiate on Your Behalf.
Many people are uncertain or uncomfortable negotiating mortgages directly with their bank. Even if you have an existing relationship with your branch, we do millions of dollars of transactions yearly with a wide variety of lending institutions so we have strong lender relationships. We use these relationships to your advantage to negotiate your mortgage and ensure you secure competitive rates and terms that benefit you.
We Will Also Ensure That You're Getting the Best Rates and Terms.
Even if you've already been pre-approved for a mortgage by your bank or another financial institution, you're not obliged to stop shopping! We can investigate on your behalf to see if there is an alternative to better suit your needs.
Do You Know About Mortgage Customization?
All mortgages are not created equally, and depending on your financial goals, we will ensure the mortgage you receive helps you with those goals. Whether borrowing to purchase, renovate, or make your mortgage interest tax deductible, we can ensure that the mortgage you have helps achieve these financial goals.
Understanding how each type works helps you choose the right fit for your plans.
Fixed
Term: 6 months to 10 years
A fixed mortgage offers you the security of locking in your interest rate for the term of your mortgage, so you know exactly how much principal and interest you will be paying on the mortgage during the term. Terms range from 6 months to 10 years. Fixed rate mortgages offer some form of pre-payment, from 10% to 25% of the original mortgage balance each year, depending on the lender. If you wish to pay off your mortgage in full, there will be a penalty of either 3 months simple interest, or an Interest Rate Differential (IRD). The benefit of this mortgage is the rate is lower than an open mortgage, making it a more popular option if you have no plans to pre-pay it in full during the term you select.
Variable
Term: 1 to 5 years
A variable-rate mortgage allows you to take advantage of today's low Prime Rate. Most variable rate products are set below prime, terms range from 1 to 5 years. Payments vary depending on the product or lender you choose. In some cases you can fix your payments for up to 5 years, but the interest rate will fluctuate as the Bank Prime Rate changes. In other cases your monthly payments will fluctuate depending on how many times the Prime Rate changes during your term.
Open
Pay off any time, without penalty
An open mortgage allows you the flexibility to pay off some or the entire mortgage at any time, without penalty. Interest rates are usually higher and are tied to the Bank's Prime Rate.
Secured Line of Credit
Interest-only payments required
A secured line-of-credit allows you to access the equity in your home whenever you choose. Rates are tied to prime, usually slightly above prime. Required payment on the balance is interest only, making it a good choice where cash flow may be important. Lower interest rates compared to an unsecured line of credit. You may have a secured line of credit and a mortgage, if you have good equity in your home.
Estimate your mortgage payment using Canadian conventions.
Your Details
Estimated payment
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Estimates only. This does not show qualification or approval. It excludes property taxes, insurance, lender fees and CMHC insurance premiums. Accelerated payments are the monthly payment divided by 2 or 4, paid 26 or 52 times a year, so you pay down the mortgage sooner. Example rate is not a current rate.
I had an excellent experience working with Afrooz. She was professional, knowledgeable, responsive, and extremely helpful throughout the entire mortgage process. She kept us informed at every stage, answered our questions clearly, and worked hard to make sure everything moved forward smoothly and on time.
Afrooz made what could have been a stressful process much easier for us. We truly appreciate her dedication, patience, and support, and I would highly recommend her to anyone looking for a reliable and experienced mortgage professional.
Thank you, Afrooz, for all your help!
G. Salimi Google Review
I would highly recommend Afrooz for all your mortgage needs. She was an absolute pleasure to deal with, knowledgeable, professional, compassionate, supportive, someone you can put your trust in and who will always seek a solution to help you achieve your goal. I presented her with difficult situation and she worked tirelessly with determination throughout the holidays to ensure the goal was achieved. I am forever grateful for her guidance throughout this process. If you are in need of mortgage services Afrooz is definitely someone you want on your team navigating the process. Thank you for everything Afrooz!
Rolland Roopchand Google Review
Afrooz is professional, knowledgeable, and makes the mortgage process smooth and stress-free. Working with her since almost 10 years on multiple property purchases , she always worked in my best interest . I have huge trust in her ability. Highly recommend
Sheller Roshankar Google Review
I had an amazing experience working with Afrooz as my mortgage broker. From the very beginning, she was incredibly professional, patient, and supportive. She explained every step clearly, answered all my questions, and always made sure I felt confident and comfortable with the process.
What I appreciated most was her honesty, fast communication, and dedication. She truly went above and beyond to find the best option for me and made everything so much easier during a stressful time.
If you’re looking for someone reliable, knowledgeable, and genuinely caring, I highly recommend Afrooz. Thank you so much for all your help — you were amazing! 🙏
Alireza Monavvary Google Review
Afrooz is a very hardworking and trustworthy broker with a lot of experience. She helped me find the right solution and went above and beyond, even working late into the night to make sure my requests were handled properly.
I truly trust her work and will definitely continue working with her for the next steps. Highly recommended!
If You’ve Been Waiting to Buy, This Fall May Be Worth Another Look
By Afrooz Milani Education
If you’ve been thinking about buying a home but decided to wait, this fall may be a good time to take another look at the market.
More homes are coming onto the market nationally, prices have been relatively stable and sales activity remains softer than it was a year ago. That combination could give buyers a bit more breathing room than they’ve had during some of the more competitive periods of recent years.
According to the Canadian Real Estate Association, national home sales declined 0.7% from July and were 6.9% lower than in August 2025. New listings, meanwhile, increased 3.3% month over month.
There were 4.8 months of inventory nationally in August, while the MLS Home Price Index was unchanged from July and down 3% from a year earlier.
−0.7%Home sales vs July
−6.9%Home sales vs August 2025
+3.3%New listings vs July
4.8 monthsNational inventory, August
0%MLS HPI vs July
−3%MLS HPI vs a year earlier
Source: Canadian Real Estate Association (CREA), national figures.
Of course, real estate is always local, and conditions can look very different from one market, neighbourhood or property type to another. But if you stepped back because there wasn’t enough choice, prices felt too high or you simply weren’t comfortable making a move, it may be worth checking in again.
A Good Time to Rerun the Numbers
Even if you’re not ready to start making offers, there’s value in knowing where you stand today.
Mortgage rates have changed since you last looked, and so may your income, savings, down payment or monthly expenses. A fresh look at the numbers can give you a much clearer idea of what you can comfortably afford now.
That doesn’t necessarily mean borrowing the maximum amount you qualify for. In fact, one of the most useful parts of the process is looking at a few different purchase prices and seeing what those payments would mean for your monthly budget.
It’s also important to factor in the costs that come with owning a home beyond the mortgage payment, including property taxes, insurance, utilities, condo fees where applicable and ongoing maintenance.
The advantage of having more listings available is that you may have more time to compare your options rather than feeling pressured to jump at the first suitable property you see.
And if the right home does come along, having your financing reviewed ahead of time can put you in a much better position to act with confidence.
If you’ve been sitting on the sidelines, there’s no need to rush back in. But this fall may be a good opportunity to revisit your plans, update your numbers and see whether the market looks any different from the last time you checked.
We’re always happy to help you run through the numbers, look at different scenarios and get a clearer sense of what may be possible for you today.
Let’s Run Your Numbers Together
Look at different scenarios and get a clearer sense of what may be possible for you today.
Construction Draw Financing: How It Works, What Lenders Look For, and What Happens After Completion
By Afrooz Milani Construction
Building a custom home is an exciting milestone, but financing a home under construction works differently from obtaining a traditional mortgage on a completed property.
Construction draw financing allows mortgage funds to be released in stages as construction progresses, rather than providing the entire approved amount upfront. This approach helps align financing with the progress of the project while allowing lenders to monitor construction milestones.
Whether you’re building a custom home, demolishing and rebuilding an existing property, or planning a new construction project, understanding how construction financing works can help you prepare financially and avoid unexpected delays.
How Does Construction Draw Financing Work?
Unlike a traditional mortgage, where the funds are generally advanced at closing, construction financing is typically released through scheduled payments known as draws.
Each draw corresponds to a specific stage of construction. Depending on the lender and project, these stages may include:
Excavation and foundation: Preparing the site and completing the foundation.
Framing and structural work: Building the main structure of the home.
Roofing, windows, and exterior: Enclosing the structure and protecting it from the elements.
Mechanical systems: Completing plumbing, electrical, heating, and other essential systems.
Interior finishes and completion: Installing flooring, cabinetry, fixtures, and other finishing details.
The exact number of draws, the amount released at each stage, and the required milestones vary by lender and project.
What Is the Construction Draw Process?
Although every project is different, the construction draw process generally follows these steps.
Construction Financing Is Approved
Before work begins, the lender reviews the borrower’s financial profile, construction plans, budget, and other required documentation. The borrower must satisfy the lender’s conditions before funds can be advanced.
Construction Begins
Once the required conditions are met, construction starts according to the approved plans, budget, and project schedule.
A Draw Request Is Submitted
When a specified construction milestone has been completed, the borrower or builder submits a request for the next draw, along with any required supporting documents.
Progress Is Verified
Depending on the lender, a property inspection, progress report, invoices, or other documentation may be required to confirm that the work has reached the appropriate stage.
Funds Are Released
Once the lender is satisfied that the draw requirements have been met, the approved portion of the financing is released. These funds can then be used to pay eligible construction expenses.
The Process Continues Until Completion
Additional draws are requested as construction progresses. The final draw is released once the applicable completion requirements and remaining lender conditions have been satisfied.
Understanding the draw schedule in advance is essential because the timing of fund releases can affect payments to contractors, suppliers, and other professionals involved in the project.
What Do Lenders Look for When Approving Construction Financing?
Construction financing involves more than assessing the value of a property. Lenders typically evaluate both the borrower’s financial situation and the feasibility of the proposed construction project.
Key considerations may include:
Borrower’s Financial Profile
Lenders may review income, credit history, existing debts, assets, and liabilities to assess the borrower’s ability to support the financing.
Down Payment and Available Equity
The amount of money or equity being contributed to the project can influence the financing structure and the lender’s approval decision.
Construction Budget
A detailed budget should account for anticipated expenses, including materials, labour, permits, professional fees, and other project costs. A realistic budget can help demonstrate that the project is financially viable.
Building Plans and Permits
Construction drawings, specifications, permits, timelines, and other project details may be required to assess the scope and feasibility of the build.
Builder and Contractor Experience
Depending on the lender and project, the qualifications, experience, and track record of the builder or contractor may also be considered.
Property Value and Estimated Completed Value
Lenders may assess the property’s current value and its projected value upon completion when determining the appropriate financing structure.
Inspections and Documentation
During construction, the lender may require progress inspections and supporting documents before releasing each draw.
Because requirements differ between lenders, preparing your documentation and financing plan early can help reduce delays and make the construction process more manageable.
What Happens to Your Mortgage After Construction Is Complete?
Completing your new home is an important milestone, but it’s equally important to understand how your construction financing will be handled afterward.
Depending on the original mortgage agreement and lender, the construction financing may transition into permanent residential mortgage financing or require refinancing once the home is complete.
A typical transition may involve the following stages:
Construction Is Completed
The home is built in accordance with the approved plans and applicable requirements.
Occupancy Requirements Are Satisfied
The necessary inspections, approvals, and occupancy permit requirements are completed, where applicable, before the property is occupied.
The Financing Arrangement Is Reviewed
The lender confirms whether the existing financing can transition to permanent mortgage financing or whether a separate mortgage application is required.
Long-Term Mortgage Financing Is Arranged
If refinancing is required, the borrower must satisfy the new lender’s qualification requirements. Approval may depend on income, credit, outstanding debts, property value, and other applicable conditions.
Planning this transition before construction begins can help you understand your long-term mortgage obligations and avoid unexpected financing challenges near the end of the project.
Plan Your Construction Financing Before You Build
Construction draw financing can be an effective way to fund a custom home or new construction project, but successful planning is essential.
Understanding the draw schedule, lender requirements, construction budget, inspection process, and long-term financing strategy can help you manage cash flow and navigate the process with greater confidence.
Every construction project is different, and financing options depend on the borrower, property, lender, and project structure.
Thinking About Building Your Dream Home?
Afrooz Milani and Associates can help you understand construction financing options and prepare for the mortgage process. Contact us to discuss your plans and explore the financing solutions that may suit your needs.
Disclaimer: This article is for general informational purposes only and does not constitute mortgage, financial, legal, or tax advice. Construction financing terms, draw requirements, and refinancing options vary by lender and project. All financing is subject to lender approval and applicable conditions.
