Pre-approval, province by province.

Two distinct files: GTA/GTHA condo + freehold underwriting, and the rest of the province. Lenders treat them differently on appraisal risk.

Lower Mainland and Victoria carry premium pricing and tighter lender appetite on leasehold and strata files. Wildfire/flood disclosures now affect insurance binders in the Interior.

Calgary and Edmonton run on different employment-cycle assumptions. Oil-sector commission and bonus income is heavily averaged.

Notarial closings replace the lawyer step elsewhere. Underwriters expect the notary, not a lawyer, on instructions.

Winnipeg dominates the file flow. Older housing stock means appraisers flag knob-and-tube, galvanized plumbing, and oil tanks regularly.

Saskatoon and Regina files are straightforward; rural and farm-adjacent files are complex.

Halifax has been the hot market; rural NS sees thin comparables, which trips appraisals.

Saint John, Moncton, and Fredericton dominate the lender pipeline; rural files often require credit union appetite.

St. John's leads the file flow; outport and rural files are highly lender-specific.

Small market, thin comparable pools — appraisal risk is real on premium files.

Tiny lender pool — many national lenders restrict Yukon files. Credit-union appetite drives the market.

Yellowknife dominates. National lender appetite is limited; CMHC insurance is heavily used.

Predominantly leasehold and government-employer-driven. Conventional pre-approval flow does not apply in most communities.