https://new.philippealexandre.ca/tools/ Recent content in Free Mortgage Tools & Calculators on Philippe Alexandre - Bilingual Mortgage Agent | Eastern Ontario Hugo en https://new.philippealexandre.ca/tools/credit-readiness-quiz/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/credit-readiness-quiz/ <div id="cready-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var step=0, answers={}, feedback=[]; var questions=[ {q:'What\'s your approximate credit score?',id:'score',opts:[ {val:'760+',label:'760+',color:'green',fb:'Excellent - you qualify for the best rates.'}, {val:'720',label:'720-759',color:'green',fb:'Very good - you\'ll get competitive rates.'}, {val:'680',label:'680-719',color:'yellow',fb:'Good, but a small improvement could save you thousands.'}, {val:'660',label:'660-679',color:'yellow',fb:'Fair - you\'ll qualify but at a higher rate.'}, {val:'620',label:'620-659',color:'red',fb:'Below average - limited options, higher rates.'}, {val:'low',label:'Under 620',color:'red',fb:'You may need to improve before applying.'} ]}, {q:'Have you missed any payments in the last 2 years?',id:'missed',opts:[ {val:'no',label:'No',color:'green',fb:'Great - clean payment history is the #1 factor.'}, {val:'one',label:'Yes, once',color:'yellow',fb:'One missed payment can drop your score 50-100 points. Time heals this.'}, {val:'multiple',label:'Yes, more than once',color:'red',fb:'Multiple missed payments are a red flag for lenders. Focus on 12 months of perfect payments.'} ]}, {q:'What percentage of your credit card limits are you using?',id:'utilization',opts:[ {val:'low',label:'Under 30%',color:'green',fb:'Ideal - this is what lenders want to see.'}, {val:'mid',label:'30-50%',color:'yellow',fb:'Getting high. Pay down to under 30% for a quick score boost.'}, {val:'high',label:'50-75%',color:'red',fb:'High utilization hurts your score significantly.'}, {val:'maxed',label:'Over 75%',color:'red',fb:'Near-maxed cards are a major red flag. Prioritize paying these down.'} ]}, {q:'How many active credit accounts do you have?',id:'accounts',opts:[ {val:'none',label:'0-1',color:'yellow',fb:'Thin file - lenders like to see 2-3 active tradelines.'}, {val:'good',label:'2-3',color:'green',fb:'Perfect range for mortgage qualification.'}, {val:'many',label:'4+',color:'green',fb:'Fine, as long as they\'re managed well. Don\'t close old ones.'} ]}, {q:'Any collections, judgments, or bankruptcies?',id:'derogatories',opts:[ {val:'none',label:'None',color:'green',fb:'Clean record - no barriers here.'}, {val:'old',label:'Yes, but over 2 years ago',color:'yellow',fb:'Older items have less impact. Some lenders may still require explanation.'}, {val:'recent',label:'Yes, within the last 2 years',color:'red',fb:'Recent derogatories significantly limit options. We can discuss a timeline for recovery.'} ]}, {q:'How long have you had your oldest credit account?',id:'history',opts:[ {val:'long',label:'5+ years',color:'green',fb:'Established history - very positive for lenders.'}, {val:'mid',label:'2-5 years',color:'green',fb:'Adequate history for mortgage qualification.'}, {val:'short',label:'Under 2 years',color:'yellow',fb:'Short credit history. Avoid closing any existing accounts.'} ]} ]; function render(){ var el=document.getElementById('cready-tool'); if(step<questions.length){ var q=questions[step]; var h='<div class="quiz-progress">Question '+(step+1)+' of '+questions.length+'</div>'; h+='<h3>'+q.q+'</h3><div class="quiz-options">'; q.opts.forEach(function(o){ h+='<button class="quiz-opt" onclick="crAnswer(\''+q.id+'\',\''+o.val+'\',\''+o.color+'\',\''+o.fb.replace(/'/g,"\\'")+'\')"><span>'+o.label+'</span></button>'; }); h+='</div>'; if(step>0)h+='<button class="quiz-back" onclick="crBack()">← Back</button>'; el.innerHTML=h; } else { showReadiness(); } } window.crAnswer=function(id,val,color,fb){ answers[id]=val; feedback.push({id:id,q:questions[step].q,color:color,fb:fb}); step++;render(); }; window.crBack=function(){step--;feedback.pop();render();}; function showReadiness(){ var greens=feedback.filter(function(f){return f.color==='green';}).length; var reds=feedback.filter(function(f){return f.color==='red';}).length; var level, levelClass; if(reds===0&&greens>=4){level='Ready';levelClass='green';} else if(reds<=1){level='Almost Ready';levelClass='yellow';} else{level='Needs Work';levelClass='red';} var el=document.getElementById('cready-tool'); var h='<div class="readiness-result"><div class="readiness-badge '+levelClass+'">'+level+'</div></div>'; h+='<h4>Your Credit Readiness Breakdown</h4><div class="readiness-breakdown">'; feedback.forEach(function(f){ h+='<div class="rb-item"><span class="rb-dot '+f.color+'"></span><strong>'+f.q+'</strong><p>'+f.fb+'</p> https://new.philippealexandre.ca/tools/income-qualifier/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/income-qualifier/ <div id="inc-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var sources=[ {id:'employment',label:'Employment Income (T4)',hint:'Salary, wages, regular employment'}, {id:'selfemploy',label:'Self-Employment Income',hint:'Business income (2-year average typically required)'}, {id:'cppd',label:'CPP Disability / Provincial Disability',hint:'Canada Pension Plan Disability, ODSP, etc.'}, {id:'ccb',label:'Canada Child Benefit (CCB)',hint:'Monthly tax-free benefit for families'}, {id:'childsupport',label:'Child Support / Spousal Support',hint:'Court-ordered support payments received'}, {id:'pension',label:'Pension / CPP / OAS',hint:'Retirement pension income'}, {id:'ei',label:'EI / Other Government',hint:'Employment insurance, workers comp, etc.'}, {id:'rental',label:'Rental Income',hint:'Income from rental properties you own'} ]; // Lender treatment rules (simplified for tool) var rules={ conservative:{ label:'Most Conservative Lender',sublabel:'Typical Big 6 Bank', employment:1.0, selfemploy:1.0, cppd:0.50, ccb:0, childsupport:1.0, pension:1.0, ei:0, rental:0.50 }, moderate:{ label:'Moderate Lender',sublabel:'Credit Union / Some Banks', employment:1.0, selfemploy:1.0, cppd:1.0, ccb:0.50, childsupport:1.0, pension:1.0, ei:0, rental:0.50 }, flexible:{ label:'Most Flexible Lender',sublabel:'Monoline / Alt-A Lender', employment:1.0, selfemploy:1.0, cppd:1.0, ccb:1.0, childsupport:1.0, pension:1.0, ei:0.50, rental:0.80 } }; var html='<h3>Income Qualification Comparison</h3>'; html+='<p class="tool-intro">Enter all your income sources. We\'ll show how different lenders treat each one.</p> https://new.philippealexandre.ca/tools/mortgage-basics-quiz/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/mortgage-basics-quiz/ <div id="basics-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var qIdx=0, score=0, answers=[]; var quiz=[ {q:'What\'s the minimum down payment to buy a home under $500K in Canada?',opts:['5%','10%','20%','25%'],correct:0, explain:'The minimum is 5% for homes up to $500,000. Between $500K and $1,499,999, it\'s 5% on the first $500K and 10% on the rest. At $1.5M+, you need 20%.'}, {q:'Who typically pays the mortgage broker\'s fee?',opts:['The buyer','The seller','The lender','The government'],correct:2, explain:'In most cases, the lender pays the broker\'s commission when your mortgage funds. My services are free to you.'}, {q:'What is the mortgage "stress test"?',opts:['A test of your stress levels','Qualifying at a higher rate than you\'ll pay','A home inspection requirement','A credit check'],correct:1, explain:'You must qualify at the higher of your contract rate + 2% or the floor rate (currently 5.25%). This ensures you can handle rate increases.'}, {q:'Fixed rate vs. variable - which has historically cost less over time in Canada?',opts:['Fixed','Variable','They\'re about the same','It depends on the decade'],correct:1, explain:'Historically, variable rates have saved borrowers money more often than not. However, past performance doesn\'t guarantee future results, and variable rates carry more risk of payment fluctuation.'}, {q:'What is CMHC mortgage insurance?',opts:['Home insurance against fire/flood','Insurance that protects the lender if you default','Insurance that protects you if rates rise','Health insurance for homeowners'],correct:1, explain:'CMHC insurance protects the lender (not you) if you default. It\'s required when your down payment is less than 20% and is added to your mortgage balance.'}, {q:'At renewal, are you required to stay with your current lender?',opts:['Yes, it\'s legally binding','Only if you have a fixed rate','No - you can switch lenders at no cost','Only with the bank\'s permission'],correct:2, explain:'You are never locked in at renewal. Switching lenders at maturity is straightforward and typically comes with no legal fees for a standard transfer.'}, {q:'What\'s the most common mortgage term in Canada?',opts:['1 year','3 years','5 years','25 years'],correct:2, explain:'5 years is by far the most popular term. But "term" (the contract length) is different from "amortization" (the total repayment period, typically 25 years).'}, {q:'Can a mortgage broker get you a lower rate than your bank?',opts:['Never','Sometimes','Usually','Always'],correct:2, explain:'Brokers typically access better rates than what banks offer directly because they provide volume to lenders and have access to monoline lenders who only sell through brokers. It\'s not guaranteed, but in most cases I can beat your bank\'s rate.'} ]; function renderQ(){ var el=document.getElementById('basics-tool'); if(qIdx<quiz.length){ var q=quiz[qIdx]; var h='<div class="quiz-progress">Question '+(qIdx+1)+' of '+quiz.length+'</div>'; h+='<h3>'+q.q+'</h3><div class="quiz-options">'; q.opts.forEach(function(o,i){ h+='<button class="quiz-opt" onclick="quizAnswer('+i+')"><span>'+o+'</span></button>'; }); h+='</div>'; el.innerHTML=h; } else { showScore(); } } window.quizAnswer=function(idx){ var q=quiz[qIdx]; var correct=idx===q.correct; if(correct) score++; answers.push({q:q.q, correct:correct, explain:q.explain, userAnswer:q.opts[idx], rightAnswer:q.opts[q.correct]}); // Show feedback briefly var el=document.getElementById('basics-tool'); var h='<div class="quiz-feedback '+(correct?'correct':'wrong')+'">'; h+='<div class="qf-icon">'+(correct?'✅':'❌')+'</div>'; h+='<div class="qf-text">'+(correct?'Correct!':'Not quite - the answer is <strong>'+q.opts[q.correct]+'</strong>')+'</div>'; h+='<p class="qf-explain">'+q.explain+'</p> https://new.philippealexandre.ca/tools/first-time-buyer/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/first-time-buyer/ <div id="ftb-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var html = '<h3>Affordability & Readiness Calculator</h3>'; html += '<div class="tf-row"><div class="tf-group"><label>Gross Annual Household Income ($)</label><input type="number" id="f-income" value="85000" min="10000" step="1000"></div>'; html += '<div class="tf-group"><label>Monthly Debt Payments ($)</label><input type="number" id="f-debts" value="400" min="0" step="50"><span class="tf-hint">Car, student loan, credit card mins, etc.</span></div></div>'; html += '<div class="tf-row"><div class="tf-group"><label>Down Payment Saved ($)</label><input type="number" id="f-down" value="30000" min="0" step="1000"></div>'; html += '<div class="tf-group"><label>Estimated Monthly Property Tax ($)</label><input type="number" id="f-tax" value="250" min="0" step="25"><span class="tf-hint">$250/mo is a safe Eastern Ontario estimate.</span></div></div>'; html += '<button class="btn btn-primary btn-block" onclick="calcAfford()">Calculate My Buying Power</button>'; html += '<div id="f-results" style="display:none"></div>'; document.getElementById('ftb-tool').innerHTML = html; window.calcAfford = function() { var income=parseFloat(document.getElementById('f-income').value), debts=parseFloat(document.getElementById('f-debts').value); var down=parseFloat(document.getElementById('f-down').value), tax=parseFloat(document.getElementById('f-tax').value), heat=100; var mo=income/12, bestRate=RATES.insured.fixed['5yr'], stressRate=Math.max(bestRate+2,RATES.stress_floor); var gdsAvail=mo*0.39-tax-heat, tdsAvail=mo*0.44-tax-heat-debts, maxPmt=Math.max(0,Math.min(gdsAvail,tdsAvail)); var semi=Math.pow(1+stressRate/100/2,2), r=Math.pow(semi,1/12)-1, n=25*12; var maxMort=maxPmt*(Math.pow(1+r,n)-1)/(r*Math.pow(1+r,n)); function getCMHC(d){if(d>=20)return 0;if(d>=15)return 2.80;if(d>=10)return 3.10;return 4.00;} var dPct=(down/(maxMort+down))*100, cmhc=getCMHC(dPct); var maxPurchase=maxMort/(1+cmhc/100)+down; var fdPct=(down/maxPurchase)*100; cmhc=getCMHC(fdPct); var cmhcCost=(maxPurchase-down)*(cmhc/100), actMort=(maxPurchase-down)+cmhcCost; var actPmt=calcPayment(actMort,bestRate,25); var minDown5=Math.min(maxPurchase,500000)*0.05, minDown10=maxPurchase>500000?(maxPurchase-500000)*0.10:0; var minDown=maxPurchase>=1500000?maxPurchase*0.20:minDown5+minDown10; var gds=((actPmt+tax+heat)/mo)*100, tds=((actPmt+tax+heat+debts)/mo)*100; function ind(v,g,o){return v>=g?'<span class="ind green">✅ Strong</span>':v>=o?'<span class="ind yellow">⚠️ Okay</span>':'<span class="ind red">❌ Needs Work</span>';} function indL(v,g,o){return v<=g?'<span class="ind green">✅ Strong</span>':v<=o?'<span class="ind yellow">⚠️ Tight</span>':'<span class="ind red">❌ Too High</span>';} var out='<div class="afford-hero"><div class="afford-label">You could afford up to</div><div class="afford-amount">'+fmtInt(maxPurchase)+'</div>'; out+='<div class="afford-sub">with '+fmtInt(down)+' down at '+bestRate.toFixed(2)+'% (stress tested at '+stressRate.toFixed(2)+'%)</div></div>'; out+='<div class="result-grid"><div class="result-box"><div class="rl">Est. Monthly Payment</div><div class="rv">'+fmt(actPmt)+'</div><div class="rd">at '+bestRate.toFixed(2)+'%</div></div>'; out+='<div class="result-box"><div class="rl">Down Payment</div><div class="rv">'+fdPct.toFixed(1)+'%</div><div class="rd">'+fmtInt(down)+'</div></div></div>'; if(cmhc>0){out+='<div class="result-grid"><div class="result-box"><div class="rl">CMHC Insurance</div><div class="rv">'+fmtInt(cmhcCost)+'</div><div class="rd">'+cmhc.toFixed(2)+'% premium</div></div>'; out+='<div class="result-box"><div class="rl">Total Mortgage</div><div class="rv">'+fmtInt(actMort)+'</div><div class="rd">Incl. CMHC</div></div></div>';} out+='<h4>Readiness Checklist</h4><div class="readiness-list">'; out+='<div class="readiness-item"><span class="ri-label">Down Payment</span>'+ind(fdPct,20,10)+'</div>'; out+='<div class="readiness-item"><span class="ri-label">GDS Ratio</span>'+indL(gds,30,39)+'<span class="ri-val">'+gds.toFixed(1)+'%</span></div>'; out+='<div class="readiness-item"><span class="ri-label">TDS Ratio</span>'+indL(tds,35,44)+'<span class="ri-val">'+tds.toFixed(1)+'%</span></div>'; out+='<div class="readiness-item"><span class="ri-label">Min. Down Payment Met</span>'+(down>=minDown?'<span class="ind green">✅ Yes</span>':'<span class="ind red">❌ Need '+fmtInt(minDown)+'</span>')+'</div></div>'; out+='<div class="tool-cta"><p><strong>Ready to make it official?</strong> A pre-qualification takes 15 minutes - no credit check, no application, just answers.</p> https://new.philippealexandre.ca/tools/renewal-comparison/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/renewal-comparison/ <div id="renewal-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var terms = ['1yr','2yr','3yr','4yr','5yr','7yr','10yr']; var termLabels = {'1yr':'1 Year','2yr':'2 Years','3yr':'3 Years','4yr':'4 Years','5yr':'5 Years','7yr':'7 Years','10yr':'10 Years'}; var html = '<h3>Compare Your Bank\'s Renewal Offer</h3>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Mortgage Balance ($)</label><input type="number" id="r-balance" value="300000" min="10000" step="5000"></div>'; html += '<div class="tf-group"><label>Remaining Amortization (years)</label><input type="number" id="r-amort" value="20" min="1" max="30"></div>'; html += '</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Bank\'s Offered Rate (%)</label><input type="number" id="r-bank-rate" value="4.99" min="0.5" max="15" step="0.01"></div>'; html += '<div class="tf-group"><label>Rate Type</label><select id="r-type"><option value="fixed">Fixed</option><option value="variable">Variable</option></select></div>'; html += '</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Term Length</label><select id="r-term">'; terms.forEach(function(t){ html += '<option value="'+t+'"'+(t==='5yr'?' selected':'')+'>'+termLabels[t]+'</option>'; }); html += '</select></div>'; html += '<div class="tf-group"><label>Is Your Mortgage Insured?</label><select id="r-insured"><option value="insured">Yes (down payment was under 20%)</option><option value="uninsured">No (down payment was 20%+)</option><option value="both">Not sure</option></select>'; html += '<span class="tf-hint">Your mortgage is insured if your original down payment was less than 20%.</span></div>'; html += '</div>'; html += '<button class="btn btn-primary btn-block" onclick="calcRenewal()">Compare Rates</button>'; html += '<div id="r-results" style="display:none"></div>'; document.getElementById('renewal-tool').innerHTML = html; window.calcRenewal = function() { var bal = parseFloat(document.getElementById('r-balance').value); var amort = parseInt(document.getElementById('r-amort').value); var bankRate = parseFloat(document.getElementById('r-bank-rate').value); var rateType = document.getElementById('r-type').value; var term = document.getElementById('r-term').value; var insStatus = document.getElementById('r-insured').value; function getRate(ins) { if (rateType === 'variable') return RATES[ins].variable; return RATES[ins].fixed[term] || RATES[ins].fixed['5yr']; } function buildComparison(ins, label) { var brokerRate = getRate(ins); var bankPmt = calcPayment(bal, bankRate, amort); var brokerPmt = calcPayment(bal, brokerRate, amort); var monthlySave = bankPmt - brokerPmt; var termMonths = parseInt(term) * 12; var termSave = monthlySave * termMonths; var totalSave = monthlySave * amort * 12; var s = ''; if (label) s += '<h4>' + label + '</h4>'; s += '<div class="result-grid">'; s += '<div class="result-box bank"><div class="rl">Your Bank\'s Offer</div><div class="rv">' + bankRate.toFixed(2) + '%</div><div class="rd">' + fmt(bankPmt) + '/mo</div></div>'; s += '<div class="result-box broker"><div class="rl">Best Available Rate</div><div class="rv">' + brokerRate.toFixed(2) + '%</div><div class="rd">' + fmt(brokerPmt) + '/mo</div></div>'; s += '</div>'; if (monthlySave > 0) { s += '<div class="savings-banner">'; s += '<div class="savings-big">' + fmtInt(termSave) + '</div>'; s += '<div class="savings-label">estimated savings over your ' + termLabels[term].toLowerCase() + ' term</div>'; s += '<div class="savings-detail">' + fmt(monthlySave) + '/month · ' + fmtInt(totalSave) + ' over remaining amortization</div>'; s += '</div>'; } else { s += '<div class="savings-banner good"><div class="savings-label">Your bank\'s offer looks competitive! But it\'s still worth a conversation - I may be able to find better terms even at a similar rate.</div></div>'; } return s; } var out = ''; if (insStatus === 'both') { out += buildComparison('insured', 'If Your Mortgage Is Insured'); out += buildComparison('uninsured', 'If Your Mortgage Is Uninsured'); } else { out += buildComparison(insStatus, ''); } out += '<div class="tool-cta">'; out += '<p><strong>Want me to lock in the better rate?</strong></p> https://new.philippealexandre.ca/tools/pre-approval-check/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/pre-approval-check/ <div id="pa-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var html = '<h3>Offer Safety Range Tool</h3>'; html += '<div class="tf-row"><div class="tf-group"><label>Pre-Approved Amount ($)</label><input type="number" id="p-preapproval" value="450000" min="50000" step="5000"></div>'; html += '<div class="tf-group"><label>Down Payment ($)</label><input type="number" id="p-down" value="50000" min="0" step="1000"></div></div>'; html += '<div class="tf-row"><div class="tf-group"><label>Gross Annual Household Income ($)</label><input type="number" id="p-income" value="95000" min="10000" step="1000"></div>'; html += '<div class="tf-group"><label>Monthly Debt Payments ($)</label><input type="number" id="p-debts" value="350" min="0" step="50"></div></div>'; html += '<div class="tf-row"><div class="tf-group"><label>Interest Rate on Pre-Approval (%)</label><input type="number" id="p-rate" value="4.79" min="0.5" max="15" step="0.01"></div>'; html += '<div class="tf-group"><label>Monthly Property Tax Estimate ($)</label><input type="number" id="p-tax" value="275" min="0" step="25"></div></div>'; html += '<button class="btn btn-primary btn-block" onclick="calcPA()">Check My Range</button>'; html += '<div id="p-results" style="display:none"></div>'; document.getElementById('pa-tool').innerHTML = html; window.calcPA = function() { var preApp=parseFloat(document.getElementById('p-preapproval').value); var down=parseFloat(document.getElementById('p-down').value); var income=parseFloat(document.getElementById('p-income').value); var debts=parseFloat(document.getElementById('p-debts').value); var rate=parseFloat(document.getElementById('p-rate').value); var tax=parseFloat(document.getElementById('p-tax').value), heat=100; var mo=income/12; var mortgage=preApp-down; var pmt=calcPayment(mortgage,rate,25); var totalHousing=pmt+tax+heat; var gds=(totalHousing/mo)*100; var tds=((totalHousing+debts)/mo)*100; // Ranges based on GDS var safeMax=mo*0.30; // 30% = comfortable var stretchMax=mo*0.39; // 39% = GDS limit function priceFromHousing(housingBudget){ var pmtBudget=housingBudget-tax-heat; if(pmtBudget<=0)return down; var semi=Math.pow(1+rate/100/2,2),r=Math.pow(semi,1/12)-1,n=25*12; var mort=pmtBudget*(Math.pow(1+r,n)-1)/(r*Math.pow(1+r,n)); return mort+down; } var safePrice=priceFromHousing(safeMax); var stretchPrice=priceFromHousing(stretchMax); var bestRate=RATES.insured.fixed['5yr']; var rateHigh=rate>bestRate+0.25; var out='<div class="range-visual"><div class="range-bar">'; out+='<div class="range-zone safe" style="flex:3"><span>Safe Zone</span><span class="range-price">Up to '+fmtInt(safePrice)+'</span></div>'; out+='<div class="range-zone stretch" style="flex:1"><span>Stretch</span><span class="range-price">Up to '+fmtInt(stretchPrice)+'</span></div>'; out+='<div class="range-zone danger" style="flex:1"><span>Danger</span><span class="range-price">Above '+fmtInt(stretchPrice)+'</span></div>'; out+='</div>'; var markerPos=Math.min(100,Math.max(0,(preApp/stretchPrice)*80)); out+='<div class="range-marker" style="left:'+markerPos+'%">▲ Your pre-approval: '+fmtInt(preApp)+'</div></div>'; out+='<div class="result-grid three">'; out+='<div class="result-box"><div class="rl">Your GDS Ratio</div><div class="rv">'+gds.toFixed(1)+'%</div><div class="rd">'+(gds<=32?'Comfortable':gds<=39?'Acceptable but tight':'Over limit')+'</div></div>'; out+='<div class="result-box"><div class="rl">Your TDS Ratio</div><div class="rv">'+tds.toFixed(1)+'%</div><div class="rd">'+(tds<=38?'Comfortable':tds<=44?'Acceptable but tight':'Over limit')+'</div></div>'; out+='<div class="result-box"><div class="rl">Monthly at Pre-Approval</div><div class="rv">'+fmt(pmt)+'</div><div class="rd">P+I only (add tax + heat)</div></div>'; out+='</div>'; if(rateHigh){ out+='<div class="info-note">⚠️ <strong>Your pre-approval rate ('+rate.toFixed(2)+'%) is above the best currently available rate ('+bestRate.toFixed(2)+'%).</strong> You may be able to get a better rate - which increases your safe range. Worth a second opinion.</div>'; } out+='<div class="tool-cta"><p><strong>Want a second set of eyes on your pre-approval?</strong></p> https://new.philippealexandre.ca/tools/rental-profitability/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/rental-profitability/ <div id="rp-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { /* ---------- helpers ---------- */ function parseNum(id) { var el = document.getElementById(id); if (!el) return 0; return parseFloat(el.value) || 0; } function fmtDollar(n) { return '$' + Math.round(Math.abs(n)).toLocaleString('en-CA'); } function fmtDollarSigned(n) { return (n >= 0 ? '+' : '\u2212') + '$' + Math.round(Math.abs(n)).toLocaleString('en-CA'); } /* ---------- build form ---------- */ var html = ''; /* Tier 1 - Primary fields */ html += '<div class="tf-section-label">Property Details</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Asking Price ($)</label><input type="number" id="rp-price" placeholder="450000" min="0" step="5000"></div>'; html += '<div class="tf-group"><label>Number of Units</label><input type="number" id="rp-units" placeholder="2" min="1" step="1"><span class="tf-hint">Defaults to 2 if left blank</span></div>'; html += '</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Total Monthly Rent ($)</label><input type="number" id="rp-rent" placeholder="3200" min="0" step="100"><span class="tf-hint">All units combined</span></div>'; html += '<div class="tf-group"><label>Annual Municipal Taxes ($)</label><input type="number" id="rp-taxes" placeholder="4500" min="0" step="100"></div>'; html += '</div>'; /* Tier 2 - Optional fields */ html += '<div class="tf-section-label" style="color:var(--gray-500);font-weight:500">Optional - if applicable</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Monthly Heating Cost ($)</label><input type="number" id="rp-heating" value="0" min="0" step="25"><span class="tf-hint">If landlord pays. Default 0 = tenant pays.</span></div>'; html += '<div class="tf-group"><label>Monthly Condo Fees ($)</label><input type="number" id="rp-condo" value="0" min="0" step="25"><span class="tf-hint">If applicable. Default 0 = no condo fees.</span></div>'; html += '</div>'; /* Button */ html += '<button class="btn btn-primary btn-block" id="rp-btn" disabled style="opacity:0.4;cursor:not-allowed" onclick="calcRental()">Analyze Profitability</button>'; html += '<div id="rp-results" style="display:none"></div>'; document.getElementById('rp-tool').innerHTML = html; /* ---------- progressive activation ---------- */ var fields = ['rp-price', 'rp-units', 'rp-rent', 'rp-taxes', 'rp-heating', 'rp-condo']; fields.forEach(function(id) { document.getElementById(id).addEventListener('input', checkReady); }); function checkReady() { var price = parseNum('rp-price'); var rent = parseNum('rp-rent'); var taxes = parseNum('rp-taxes'); var btn = document.getElementById('rp-btn'); if (price > 0 && rent > 0 && taxes > 0) { btn.disabled = false; btn.style.opacity = '1'; btn.style.cursor = 'pointer'; } else { btn.disabled = true; btn.style.opacity = '0.4'; btn.style.cursor = 'not-allowed'; } } /* ---------- calculation ---------- */ window.calcRental = function() { var btn = document.getElementById('rp-btn'); if (btn.disabled) return; var price = parseNum('rp-price'); var units = parseInt(document.getElementById('rp-units').value) || 2; var monthlyRent = parseNum('rp-rent'); var taxes = parseNum('rp-taxes'); var monthlyHeating = parseNum('rp-heating'); var monthlyCondoFees = parseNum('rp-condo'); /* Revenue */ var grossAnnual = monthlyRent * 12; var vacancy = grossAnnual * 0.05; /* Expenses */ var insurance = units <= 4 ? 1200 : units <= 6 ? 1800 : 2400; var heatingAnnual = monthlyHeating * 12; var condoFeesAnnual = monthlyCondoFees * 12; var management = grossAnnual * 0.03; var maintenance = 500 * units; var totalExpenses = taxes + insurance + heatingAnnual + condoFeesAnnual + vacancy + management + maintenance; /* NOI */ var noi = grossAnnual - totalExpenses; /* Mortgage - Canadian semi-annual compounding */ var rateAnnual = units <= 4 ? 0.0655 : 0.0705; var ratePct = (rateAnnual * 100).toFixed(2); var rMonthly = Math.pow(1 + rateAnnual / 2, 1 / 6) - 1; var n = 360; /* Scenario 1: 100% Financed */ var loan100 = price; var pmt100 = loan100 * (rMonthly * Math.pow(1 + rMonthly, n)) / (Math.pow(1 + rMonthly, n) - 1); var annualDebt100 = pmt100 * 12; var net100 = noi - annualDebt100; /* Scenario 2: 80% Financed */ var loan80 = price * 0.80; var pmt80 = loan80 * (rMonthly * Math.pow(1 + rMonthly, n)) / (Math.pow(1 + rMonthly, n) - 1); var annualDebt80 = pmt80 * 12; var net80 = noi - annualDebt80; /* ---------- build results ---------- */ var out = ''; /* Verdict cards */ out += '<div class="result-grid" style="margin-top:1.5rem">'; out += '<div class="result-box ' + (net100 >= 0 ? 'broker' : 'bank') + '">'; out += '<div class="rl">100% Financed (Worst Case)</div>'; out += '<div style="font-size:0.78rem;color:var(--gray-500);margin-bottom:0.5rem">No down payment credit</div>'; out += '<div class="rv">' + fmtDollarSigned(net100 / 12) + '/mo</div>'; out += '<div class="rd">' + fmtDollarSigned(net100) + '/year</div>'; out += '</div>'; out += '<div class="result-box ' + (net80 >= 0 ? 'broker' : 'bank') + '">'; out += '<div class="rl">80% Financed (20% Down)</div>'; out += '<div style="font-size:0.78rem;color:var(--gray-500);margin-bottom:0.5rem">Standard investment purchase</div>'; out += '<div class="rv">' + fmtDollarSigned(net80 / 12) + '/mo</div>'; out += '<div class="rd">' + fmtDollarSigned(net80) + '/year</div>'; out += '</div>'; out += '</div>'; /* Shared breakdown: Revenue */ out += '<h4 style="margin-top:1.5rem">Revenue</h4>'; out += '<div class="readiness-list">'; out += '<div class="readiness-item"><span class="ri-label">Gross Annual Rent</span><span class="ri-val">' + fmtDollar(grossAnnual) + '</span></div>'; out += '<div class="readiness-item"><span class="ri-label">Vacancy Allowance (5%)</span><span class="ri-val" style="color:#c0392b">\u2212' + fmtDollar(vacancy) + '</span></div>'; out += '</div>'; /* Shared breakdown: Operating Expenses */ out += '<h4>Operating Expenses</h4>'; out += '<div class="readiness-list">'; out += '<div class="readiness-item"><span class="ri-label">Municipal Taxes</span><span class="ri-val">' + fmtDollar(taxes) + '</span></div>'; out += '<div class="readiness-item"><span class="ri-label">Insurance (assumed)</span><span class="ri-val">' + fmtDollar(insurance) + '</span></div>'; if (monthlyHeating > 0) { out += '<div class="readiness-item"><span class="ri-label">Heating (landlord)</span><span class="ri-val">' + fmtDollar(heatingAnnual) + '</span></div>'; } if (monthlyCondoFees > 0) { out += '<div class="readiness-item"><span class="ri-label">Condo Fees</span><span class="ri-val">' + fmtDollar(condoFeesAnnual) + '</span></div>'; } out += '<div class="readiness-item"><span class="ri-label">Management (3%)</span><span class="ri-val">' + fmtDollar(management) + '</span></div>'; out += '<div class="readiness-item"><span class="ri-label">Maintenance ($500/door)</span><span class="ri-val">' + fmtDollar(maintenance) + '</span></div>'; out += '<div class="readiness-item" style="font-weight:700;border-top:2px solid var(--gray-300)"><span class="ri-label">Total Expenses</span><span class="ri-val" style="font-weight:700">' + fmtDollar(totalExpenses) + '</span></div>'; out += '</div>'; /* NOI */ out += '<div class="savings-banner' + (noi >= 0 ? ' good' : '') + '" style="margin:1.25rem 0">'; out += '<div class="savings-label">Net Operating Income (NOI)</div>'; out += '<div class="savings-big">' + fmtDollarSigned(noi) + '</div>'; out += '<div class="savings-detail">per year</div>'; out += '</div>'; /* Dual debt service comparison */ out += '<h4>Debt Service Comparison</h4>'; out += '<div class="result-grid">'; out += '<div class="result-box"><div class="rl">100% Financed</div>'; out += '<div style="font-size:0.85rem;margin:0.5rem 0"><span style="color:var(--gray-500)">Loan:</span> ' + fmtDollar(loan100) + '</div>'; out += '<div style="font-size:0.85rem;margin-bottom:0.5rem"><span style="color:var(--gray-500)">Annual Payment:</span> ' + fmtDollar(annualDebt100) + '</div>'; out += '<div class="rv" style="' + (net100 >= 0 ? 'color:#27ae60' : 'color:#c0392b') + '">' + fmtDollarSigned(net100) + '/yr</div>'; out += '</div>'; out += '<div class="result-box"><div class="rl">80% Financed</div>'; out += '<div style="font-size:0.85rem;margin:0.5rem 0"><span style="color:var(--gray-500)">Loan:</span> ' + fmtDollar(loan80) + '</div>'; out += '<div style="font-size:0.85rem;margin-bottom:0.5rem"><span style="color:var(--gray-500)">Annual Payment:</span> ' + fmtDollar(annualDebt80) + '</div>'; out += '<div class="rv" style="' + (net80 >= 0 ? 'color:#27ae60' : 'color:#c0392b') + '">' + fmtDollarSigned(net80) + '/yr</div>'; out += '</div>'; out += '</div>'; out += '<div style="text-align:center;font-size:0.78rem;color:var(--gray-500);margin-top:-0.5rem;margin-bottom:1.25rem">@ ' + ratePct + '% qualifying rate &middot; 30yr amortization &middot; semi-annual compounding</div>'; /* Assumptions box */ out += '<div class="info-note" style="font-size:0.82rem;margin:1.25rem 0">'; out += '<strong>Built-in assumptions:</strong> Qualifying rate ' + ratePct + '% (' + (units <= 4 ? '1-4 units' : '5+ units') + ') &middot; 30-year amortization &middot; Semi-annual compounding &middot; 5% vacancy &amp; bad debt &middot; 3% management fee &middot; $500/door/year maintenance &middot; Insurance $' + insurance.toLocaleString('en-CA') + '/yr assumed'; out += '</div>'; /* CTA */ out += '<div class="tool-cta" style="border-top:1px solid var(--gray-200);padding-top:2rem;margin-top:1.5rem">'; out += '<p>This is a quick approximation using stress-test assumptions.<br>Your actual rate, down payment, and lender will change these numbers.</p> https://new.philippealexandre.ca/tools/break-or-wait/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/break-or-wait/ <div id="break-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { // Build lender dropdown with optgroups var lenderOpts = ''; var groups = {}; LENDERS.forEach(function(l) { if (!groups[l.group]) groups[l.group] = []; groups[l.group].push(l); }); Object.keys(groups).forEach(function(g) { lenderOpts += '<optgroup label="' + g + '">'; groups[g].forEach(function(l) { lenderOpts += '<option value="' + l.name + '">' + l.name + '</option>'; }); lenderOpts += '</optgroup>'; }); var terms = ['1yr','2yr','3yr','4yr','5yr','7yr','10yr']; var html = '<h3>Break-or-Wait Analyzer</h3>'; // Step 1: Basic info html += '<div class="tf-section-label">Your Current Mortgage</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Current Mortgage Balance ($)</label><input type="number" id="b-balance" value="300000" min="10000" step="5000"></div>'; html += '<div class="tf-group"><label>Your Current Contract Rate (%)</label><input type="number" id="b-rate" value="5.50" min="0.5" max="15" step="0.01"><span class="tf-hint">The rate you are actually paying (not the posted rate).</span></div>'; html += '</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Months Remaining in Term</label><input type="number" id="b-months" value="36" min="1" max="120"></div>'; html += '<div class="tf-group"><label>Original Term Length</label><select id="b-orig-term">'; terms.forEach(function(t){ html += '<option value="'+t+'"'+(t==='5yr'?' selected':'')+'>'+t.replace('yr',' Year')+'</option>'; }); html += '</select></div>'; html += '</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Your Lender</label><select id="b-lender" class="lender-select" onchange="showDiscountField()">' + lenderOpts + '</select></div>'; html += '<div class="tf-group"><label>Remaining Amortization (years)</label><input type="number" id="b-amort" value="22" min="1" max="30"></div>'; html += '</div>'; // Big 6 discount field - shown conditionally html += '<div id="b-discount-section" class="tf-row">'; html += '<div class="tf-group full">'; html += '<label>Original Discount Off Posted Rate (%)</label>'; html += '<input type="number" id="b-discount" value="" min="0" max="5" step="0.01" placeholder="e.g. 2.50">'; html += '<span class="tf-hint" id="b-discount-hint">Big 6 banks use a "discounted rate" IRD method. Your discount = the 5-year posted rate at signing minus your contract rate. <strong>Check your mortgage paperwork or ask your bank.</strong> If unsure, leave blank for a conservative estimate using current posted rates.</span>'; html += '</div>'; html += '</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Is Your Mortgage Insured?</label><select id="b-insured"><option value="insured">Yes (down payment was under 20%)</option><option value="uninsured">No (down payment was 20%+)</option></select></div>'; html += '<div class="tf-group"><label>Rate Type for New Mortgage</label><select id="b-new-type"><option value="fixed">Fixed</option><option value="variable">Variable</option></select></div>'; html += '</div>'; html += '<button class="btn btn-primary btn-block" onclick="calcBreak()">Analyze</button>'; html += '<div id="b-results" style="display:none"></div>'; document.getElementById('break-tool').innerHTML = html; // Show/hide discount field based on lender window.showDiscountField = function() { var lenderName = document.getElementById('b-lender').value; var lender = LENDERS.find(function(l){ return l.name === lenderName; }) || {}; var section = document.getElementById('b-discount-section'); if (lender.ird === 'posted' || lender.ird === 'discount') { section.style.display = ''; } else { section.style.display = 'none'; } }; showDiscountField(); window.calcBreak = function() { var bal = parseFloat(document.getElementById('b-balance').value); var curRate = parseFloat(document.getElementById('b-rate').value); var monthsLeft = parseInt(document.getElementById('b-months').value); var origTerm = document.getElementById('b-orig-term').value; var lenderName = document.getElementById('b-lender').value; var amort = parseInt(document.getElementById('b-amort').value); var ins = document.getElementById('b-insured').value; var newType = document.getElementById('b-new-type').value; var rateType = newType === 'variable' ? 'variable' : 'fixed'; var discountInput = document.getElementById('b-discount').value; var hasDiscount = discountInput !== '' && !isNaN(parseFloat(discountInput)); var originalDiscount = hasDiscount ? parseFloat(discountInput) : 0; var lender = LENDERS.find(function(l){ return l.name === lenderName; }) || { method: 'show_both', ird: '' }; // === 3-MONTH INTEREST PENALTY === var threeMonth = bal * (curRate / 100) / 4; // === IRD PENALTY CALCULATION === var remainYears = monthsLeft / 12; // Find the posted rate for the term closest to remaining term var termKeys = ['1yr','2yr','3yr','4yr','5yr','7yr','10yr']; var termNums = [1,2,3,4,5,7,10]; var compTermKey = null; for (var i = 0; i < termNums.length; i++) { if (termNums[i] >= remainYears) { compTermKey = termKeys[i]; break; } } if (!compTermKey) compTermKey = '5yr'; var compTermLabel = compTermKey.replace('yr', '-year'); var irdPenalty, irdMethod, irdExplain; if (lender.ird === 'posted') { // ============================================================ // BIG 6 BANKS: DISCOUNTED RATE IRD METHOD // Formula: [Contract Rate - (Posted rate for remaining term - Original Discount)] x Balance x Remaining Years // // The "comparison rate" = current posted rate for remaining term MINUS the original discount // Original discount = posted 5yr rate at signing - contract rate at signing // // This is what makes Big 6 penalties so brutal: the discount was large // off the 5yr posted rate, but short-term posted rates have much // smaller discounts, so subtracting the same large discount produces // a very low comparison rate, which widens the differential. // ============================================================ var postedForRemaining = RATES.posted[compTermKey] || RATES.posted['5yr']; if (hasDiscount) { // User provided their discount - use the exact Discounted Rate method var compRate = postedForRemaining - originalDiscount; if (compRate < 0) compRate = 0; var irdDiff = curRate - compRate; if (irdDiff < 0) irdDiff = 0; irdPenalty = (irdDiff / 100) * bal * remainYears; irdMethod = 'Discounted Rate IRD'; irdExplain = '<strong>How ' + lenderName + ' calculates this:</strong><br>' + 'Current posted ' + compTermLabel + ' rate: ' + postedForRemaining.toFixed(2) + '%<br>' + 'Minus your original discount: -' + originalDiscount.toFixed(2) + '%<br>' + 'Comparison rate: ' + compRate.toFixed(2) + '%<br>' + 'Your contract rate: ' + curRate.toFixed(2) + '%<br>' + 'Rate differential: ' + irdDiff.toFixed(2) + '%<br>' + 'x Balance (' + fmtInt(bal) + ') x Remaining (' + remainYears.toFixed(1) + ' years) = <strong>' + fmtInt(irdPenalty) + '</strong>'; } else { // No discount provided - estimate using posted rate directly (conservative/worst case) // This is actually the Posted Rate method (CIBC-style) which will be close to worst case var irdDiff = curRate - (postedForRemaining); // For Big 6, if their posted rate for remaining term is LOWER than contract rate, // the IRD is positive. If posted rate is higher (rare), IRD is 0. // But with Discounted Rate method, the comparison rate is much lower, so // we need to estimate the discount. // Estimate: current 5yr posted - current 5yr actual rate var estDiscount = RATES.posted['5yr'] - RATES[ins].fixed['5yr']; var compRate = postedForRemaining - estDiscount; if (compRate < 0) compRate = 0; irdDiff = curRate - compRate; if (irdDiff < 0) irdDiff = 0; irdPenalty = (irdDiff / 100) * bal * remainYears; irdMethod = 'Discounted Rate IRD (estimated)'; irdExplain = '<strong>Estimated calculation for ' + lenderName + ':</strong><br>' + 'We estimated your original discount at ' + estDiscount.toFixed(2) + '% (current spread between posted and actual 5yr rates). ' + '<strong>For a more accurate result, enter your actual discount above</strong> (check your mortgage paperwork or call your bank).<br>' + 'Posted ' + compTermLabel + ' rate: ' + postedForRemaining.toFixed(2) + '% - Estimated discount: ' + estDiscount.toFixed(2) + '% = Comparison rate: ' + compRate.toFixed(2) + '%<br>' + 'Differential: ' + irdDiff.toFixed(2) + '% x ' + fmtInt(bal) + ' x ' + remainYears.toFixed(1) + ' yrs = <strong>' + fmtInt(irdPenalty) + '</strong>'; } } else if (lender.ird === 'discount') { // ============================================================ // LENDERS USING DISCOUNT RATE (e.g., Manulife, Desjardins, Home Trust) // These use actual/discounted rates instead of posted rates // Much more borrower-friendly // Formula: [Contract Rate - Current actual rate for remaining term] x Balance x Remaining Years // ============================================================ var compRate = RATES[ins].fixed[compTermKey] || RATES[ins].fixed['5yr']; var irdDiff = curRate - compRate; if (irdDiff < 0) irdDiff = 0; irdPenalty = (irdDiff / 100) * bal * remainYears; irdMethod = 'Standard IRD'; irdExplain = '<strong>How ' + lenderName + ' calculates this:</strong><br>' + 'Your contract rate: ' + curRate.toFixed(2) + '% - Current ' + compTermLabel + ' rate: ' + compRate.toFixed(2) + '% = Differential: ' + irdDiff.toFixed(2) + '%<br>' + 'x Balance (' + fmtInt(bal) + ') x Remaining (' + remainYears.toFixed(1) + ' years) = <strong>' + fmtInt(irdPenalty) + '</strong><br>' + lenderName + ' uses actual (discounted) rates, not inflated posted rates - a more borrower-friendly calculation.'; } else { // ============================================================ // MONOLINE / CREDIT UNION / UNKNOWN - show both scenarios // ============================================================ // Standard IRD as a fallback var compRate = RATES[ins].fixed[compTermKey] || RATES[ins].fixed['5yr']; var irdDiff = curRate - compRate; if (irdDiff < 0) irdDiff = 0; irdPenalty = (irdDiff / 100) * bal * remainYears; irdMethod = 'Standard IRD (estimated)'; irdExplain = 'We used a standard IRD calculation. Your lender\'s actual method may differ - check your mortgage contract or call them to confirm.'; } // === DETERMINE WHICH PENALTY APPLIES === var penalty, penaltyLabel, penaltyColor; if (lender.method === 'three_month') { penalty = threeMonth; penaltyLabel = '3-Month Interest'; } else if (lender.method === 'higher_of') { penalty = Math.max(threeMonth, irdPenalty); penaltyLabel = penalty === irdPenalty ? 'IRD (' + irdMethod + ')' : '3-Month Interest'; } else { penalty = Math.max(threeMonth, irdPenalty); penaltyLabel = 'Estimated (higher of both)'; } // === NEW RATE & SAVINGS === var newRate; if (newType === 'variable') { newRate = RATES[ins].variable; } else { newRate = RATES[ins].fixed['5yr']; } var curPmt = calcPayment(bal, curRate, amort); var newPmt = calcPayment(bal, newRate, amort); var monthlySave = curPmt - newPmt; var breakeven = monthlySave > 0 ? Math.ceil(penalty / monthlySave) : 999; var netSave = (monthlySave * monthsLeft) - penalty; // === BUILD OUTPUT === var out = '<div class="penalty-results">'; // Penalty breakdown out += '<h4>Estimated Penalty</h4>'; out += '<div class="result-grid three">'; out += '<div class="result-box"><div class="rl">3-Month Interest</div><div class="rv">' + fmtInt(threeMonth) + '</div></div>'; out += '<div class="result-box"><div class="rl">IRD Penalty</div><div class="rv">' + fmtInt(irdPenalty) + '</div></div>'; out += '<div class="result-box highlight"><div class="rl">Your Estimated Penalty</div><div class="rv">' + fmtInt(penalty) + '</div><div class="rd">' + penaltyLabel + '</div></div>'; out += '</div>'; // Show the detailed calculation breakdown out += '<div class="info-note">' + irdExplain + '</div>'; if (lender.method === 'three_month') { out += '<div class="info-note highlight">Good news: ' + lenderName + ' typically charges only a 3-month interest penalty - one of the most borrower-friendly penalty structures available.</div>'; } if (lender.method === 'show_both') { out += '<div class="info-note">💡 <strong>Tip:</strong> Check your mortgage contract or call your lender to confirm which penalty method applies. The difference can be thousands of dollars.</div>'; } // Show lender-specific links var hasCalc = lender.calc && lender.calc.length > 0; var hasRates = lender.rates && lender.rates.length > 0; var hasPhone = lender.phone && lender.phone.length > 0; if (hasCalc || hasRates || hasPhone) { out += '<div class="lender-links">'; out += '<h4>Verify With ' + lenderName + ' Directly</h4>'; if (hasCalc) { out += '<a href="' + lender.calc + '" target="_blank" rel="noopener" class="lender-link-btn calc-link">Open ' + lenderName + '\'s Penalty Calculator ↗</a>'; } if (hasRates) { out += '<a href="' + lender.rates + '" target="_blank" rel="noopener" class="lender-link-btn rates-link">View ' + lenderName + '\'s Current Posted Rates ↗</a>'; } if (hasPhone) { out += '<p class="lender-phone">Or call them directly: <a href="tel:' + lender.phone.replace(/-/g,'') + '">' + lender.phone + '</a></p> https://new.philippealexandre.ca/tools/investor-analyzer/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/investor-analyzer/ <div id="inv-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var html='<h3>Second-Property Feasibility Calculator</h3>'; html+='<div class="tf-section-label">Your Current Situation</div>'; html+='<div class="tf-row"><div class="tf-group"><label>Current Home Value ($)</label><input type="number" id="i-homeVal" value="500000" min="50000" step="10000"></div>'; html+='<div class="tf-group"><label>Current Mortgage Balance ($)</label><input type="number" id="i-homeBal" value="280000" min="0" step="5000"></div></div>'; html+='<div class="tf-row"><div class="tf-group"><label>Gross Annual Income ($)</label><input type="number" id="i-income" value="110000" min="10000" step="1000"></div>'; html+='<div class="tf-group"><label>Current Monthly Debts ($)</label><input type="number" id="i-debts" value="500" min="0" step="50"><span class="tf-hint">Car, LOC, credit cards (excl. current mortgage)</span></div></div>'; html+='<div class="tf-section-label">The Investment Property</div>'; html+='<div class="tf-row"><div class="tf-group"><label>Target Purchase Price ($)</label><input type="number" id="i-price" value="350000" min="50000" step="5000"></div>'; html+='<div class="tf-group"><label>Down Payment ($)</label><input type="number" id="i-down" value="70000" min="0" step="1000"><span class="tf-hint">Minimum 20% for investment properties</span></div></div>'; html+='<div class="tf-row"><div class="tf-group"><label>Expected Monthly Rent ($)</label><input type="number" id="i-rent" value="2000" min="0" step="100"></div>'; html+='<div class="tf-group"><label>Est. Monthly Expenses ($)</label><input type="number" id="i-expenses" value="400" min="0" step="50"><span class="tf-hint">Property tax, insurance, maintenance</span></div></div>'; html+='<button class="btn btn-primary btn-block" onclick="calcInv()">Analyze This Property</button>'; html+='<div id="i-results" style="display:none"></div>'; document.getElementById('inv-tool').innerHTML=html; window.calcInv=function(){ var homeVal=parseFloat(document.getElementById('i-homeVal').value); var homeBal=parseFloat(document.getElementById('i-homeBal').value); var income=parseFloat(document.getElementById('i-income').value); var debts=parseFloat(document.getElementById('i-debts').value); var price=parseFloat(document.getElementById('i-price').value); var down=parseFloat(document.getElementById('i-down').value); var rent=parseFloat(document.getElementById('i-rent').value); var expenses=parseFloat(document.getElementById('i-expenses').value); var mo=income/12; var rate=RATES.uninsured.fixed['5yr']; var stressRate=Math.max(rate+2,RATES.stress_floor); var invMort=price-down; var downPct=(down/price)*100; var invPmt=calcPayment(invMort,rate,25); var invPmtStress=calcPayment(invMort,stressRate,25); var homePmt=calcPayment(homeBal,rate,25); // Lenders use 50% of rental income for qualification var rentalAdd=rent*0.50; var totalHousing=homePmt+invPmtStress+expenses; var gds=((totalHousing)/mo)*100; var tds=((totalHousing+debts-rentalAdd)/mo)*100; var cashFlow=rent-invPmt-expenses; var annualCF=cashFlow*12; var cashOnCash=(annualCF/down)*100; var qualifies=tds<=44&&gds<=44; var tight=tds>38||gds>38; var out='<div class="result-grid three">'; out+='<div class="result-box '+(cashFlow>=0?'broker':'bank')+'"><div class="rl">Monthly Cash Flow</div><div class="rv">'+fmt(cashFlow)+'</div><div class="rd">'+(cashFlow>=0?'Positive':'Negative')+'</div></div>'; out+='<div class="result-box"><div class="rl">Cash-on-Cash Return</div><div class="rv">'+cashOnCash.toFixed(1)+'%</div><div class="rd">Annual return on down payment</div></div>'; out+='<div class="result-box"><div class="rl">Investment Mortgage Payment</div><div class="rv">'+fmt(invPmt)+'</div><div class="rd">'+rate.toFixed(2)+'% over 25yr</div></div>'; out+='</div>'; out+='<h4>Qualification Impact</h4><div class="result-grid">'; out+='<div class="result-box"><div class="rl">GDS with Investment</div><div class="rv">'+gds.toFixed(1)+'%</div><div class="rd">'+(gds<=39?'Within limit':'Over 39% limit')+'</div></div>'; out+='<div class="result-box"><div class="rl">TDS with Investment</div><div class="rv">'+tds.toFixed(1)+'%</div><div class="rd">'+(tds<=44?'Within limit':'Over 44% limit')+'</div></div>'; out+='</div>'; if(downPct<20){ out+='<div class="info-note">⚠️ <strong>Investment properties require a minimum 20% down payment.</strong> You\'ve entered '+downPct.toFixed(1)+'%. You\'ll need at least '+fmtInt(price*0.20)+'.</div>'; } out+='<div class="verdict-banner '+(qualifies?(tight?'neutral':'positive'):'negative')+'">'; if(qualifies&&!tight){ out+='<div class="verdict-icon">✅</div><div class="verdict-text"><strong>This looks feasible.</strong> Your ratios are within lending guidelines and the property '+( cashFlow>=0?'generates positive cash flow.':'has negative cash flow - ensure you can cover the shortfall.')+'</div>'; } else if(qualifies&&tight){ out+='<div class="verdict-icon">⚖️</div><div class="verdict-text"><strong>Tight but possible.</strong> Your ratios are near the limit. A detailed review would confirm your options.</div>'; } else { out+='<div class="verdict-icon">❌</div><div class="verdict-text"><strong>This may not qualify</strong> under current guidelines. Consider a lower purchase price, larger down payment, or restructuring existing debt first.</div>'; } out+='</div>'; out+='<div class="tool-cta"><p><strong>Have a specific listing in mind?</strong> Bring it to a call and I\'ll run the exact numbers.</p> https://new.philippealexandre.ca/tools/equity-scenarios/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/equity-scenarios/ <div id="equity-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var html = '<h3>Your Equity Snapshot</h3>'; html += '<div class="tf-row"><div class="tf-group full"><label>Property Address</label><input type="text" id="e-address" placeholder="123 Main St, Hawkesbury, ON"></div></div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Approximate Property Value ($)</label><input type="number" id="e-value" value="450000" min="50000" step="10000"></div>'; html += '<div class="tf-group"><label>Current Mortgage Balance ($)</label><input type="number" id="e-balance" value="250000" min="0" step="5000"></div>'; html += '</div>'; html += '<div class="tf-row">'; html += '<div class="tf-group"><label>Current Mortgage Rate (%)</label><input type="number" id="e-rate" value="5.20" min="0.5" max="15" step="0.01"></div>'; html += '<div class="tf-group"><label>Remaining Amortization (years)</label><input type="number" id="e-amort" value="20" min="1" max="30"></div>'; html += '</div>'; html += '<button class="btn btn-primary btn-block" onclick="calcEquity()">Show My Options</button>'; html += '<div id="e-results" style="display:none"></div>'; document.getElementById('equity-tool').innerHTML = html; window.calcEquity = function() { var value = parseFloat(document.getElementById('e-value').value); var balance = parseFloat(document.getElementById('e-balance').value); var curRate = parseFloat(document.getElementById('e-rate').value); var amort = parseInt(document.getElementById('e-amort').value); var equity = value - balance; var ltv = (balance / value) * 100; var maxAccess = Math.max(0, (value * 0.80) - balance); var curPmt = calcPayment(balance, curRate, amort); var bestRate = RATES.uninsured.fixed['5yr']; var restructPmt = calcPayment(balance, bestRate, amort); var restructSave = curPmt - restructPmt; var accessBal = balance + maxAccess; var accessPmt = calcPayment(accessBal, bestRate, amort); var out = '<div class="equity-summary"><div class="result-grid three">'; out += '<div class="result-box"><div class="rl">Estimated Equity</div><div class="rv">' + fmtInt(equity) + '</div></div>'; out += '<div class="result-box"><div class="rl">Current LTV</div><div class="rv">' + ltv.toFixed(1) + '%</div></div>'; out += '<div class="result-box"><div class="rl">Accessible Equity (80% LTV)</div><div class="rv">' + fmtInt(maxAccess) + '</div></div>'; out += '</div></div>'; out += '<h4>Your Three Options</h4><div class="scenario-grid">'; out += '<div class="scenario-card"><div class="scenario-num">1</div><h4>Keep As-Is</h4>'; out += '<p>Your mortgage stays the same. No action needed.</p> https://new.philippealexandre.ca/tools/credit-impact/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/credit-impact/ <div id="credit-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var tiers=[ {range:'760+',label:'Excellent',spread:0}, {range:'720-759',label:'Very Good',spread:0.10}, {range:'680-719',label:'Good',spread:0.25}, {range:'660-679',label:'Fair',spread:0.50}, {range:'620-659',label:'Below Average',spread:1.00}, {range:'Under 620',label:'Poor',spread:1.75} ]; var tips={ '760+':[ 'You\'re in the best tier - you qualify for the absolute lowest rates.', 'Maintain by keeping utilization under 30% and never missing payments.', 'Consider requesting credit limit increases to lower utilization ratio.' ], '720-759':[ 'Pay down credit card balances to under 30% of limits.', 'Avoid opening new credit accounts before your mortgage application.', 'A 20-40 point bump could get you into the best rate tier.' ], '680-719':[ 'Focus on utilization - get all cards under 30% of their limit.', 'Don\'t close old accounts - length of credit history matters.', 'Check your report for errors and dispute any inaccuracies.' ], '660-679':[ 'Prioritize paying down revolving debt (credit cards, lines of credit).', 'Set up automatic payments to avoid any late payments.', 'Consider becoming an authorized user on a family member\'s older account.' ], '620-659':[ 'A budget to aggressively pay down credit cards will have the biggest impact.', 'Any collections or judgments should be addressed - sometimes negotiating a pay-for-delete works.', 'Allow 3-6 months of consistent payments before applying.' ], 'Under 620':[ 'Address any collections or public records first.', 'Secured credit cards can help rebuild if used responsibly.', 'Consider waiting 6-12 months while improving - the rate difference will save you significantly.' ] }; var html='<h3>Credit Score to Rate Impact</h3>'; html+='<div class="tf-row"><div class="tf-group"><label>Your Credit Score Range</label><select id="c-score">'; tiers.forEach(function(t){ html+='<option value="'+t.range+'">'+t.range+' ('+t.label+')</option>'; }); html+='</select></div>'; html+='<div class="tf-group"><label>Mortgage Amount ($)</label><input type="number" id="c-amount" value="350000" min="50000" step="5000"></div></div>'; html+='<button class="btn btn-primary btn-block" onclick="calcCredit()">Show My Rate Impact</button>'; html+='<div id="c-results" style="display:none"></div>'; document.getElementById('credit-tool').innerHTML=html; window.calcCredit=function(){ var score=document.getElementById('c-score').value; var amount=parseFloat(document.getElementById('c-amount').value); var baseRate=RATES.insured.fixed['5yr']; var myTier=tiers.find(function(t){return t.range===score;}); var myRate=baseRate+myTier.spread; var myPmt=calcPayment(amount,myRate,25); var bestPmt=calcPayment(amount,baseRate,25); var monthDiff=myPmt-bestPmt; var fiveYrDiff=monthDiff*60; var out='<div class="credit-ladder">'; tiers.forEach(function(t){ var r=baseRate+t.spread; var p=calcPayment(amount,r,25); var diff=(p-bestPmt)*60; var isMine=t.range===score; out+='<div class="ladder-row'+(isMine?' active':'')+'">'; out+='<span class="ladder-score">'+t.range+'</span>'; out+='<span class="ladder-label">'+t.label+'</span>'; out+='<div class="ladder-bar-wrap"><div class="ladder-bar" style="width:'+Math.max(5,(t.spread/1.75)*100)+'%"></div></div>'; out+='<span class="ladder-rate">'+r.toFixed(2)+'%</span>'; out+='<span class="ladder-pmt">'+fmt(p)+'/mo</span>'; out+='<span class="ladder-cost">'+(diff>0?'+'+fmtInt(diff)+' over 5yr':'Best rate')+'</span>'; if(isMine) out+='<span class="ladder-you">← You</span>'; out+='</div>'; }); out+='</div>'; if(monthDiff>0){ out+='<div class="savings-banner"><div class="savings-big">'+fmtInt(fiveYrDiff)+'</div>'; out+='<div class="savings-label">extra cost over 5 years vs. the best rate tier</div>'; out+='<div class="savings-detail">'+fmt(monthDiff)+' more per month</div></div>'; } out+='<h4>Your Highest-Impact Actions</h4><div class="tips-list">'; (tips[score]||[]).forEach(function(tip){ out+='<div class="tip-item">→ '+tip+'</div>'; }); out+='</div>'; out+='<div class="tool-cta"><p><strong>Want a mortgage-focused credit strategy?</strong> I\'ll tell you exactly what to fix and how long it takes to move up a tier.</p> https://new.philippealexandre.ca/tools/flexibility-fit/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/flexibility-fit/ <div id="flex-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var step=0, answers={}; var questions=[ {q:'How likely are you to move or sell in the next 3 years?', id:'move', opts:[ {val:'very',label:'Very likely',icon:'🏃'}, {val:'possible',label:'Possible',icon:'🤔'}, {val:'unlikely',label:'Unlikely',icon:'🏡'} ]}, {q:'Could your income change significantly?', id:'income', opts:[ {val:'increase',label:'Expecting increase',icon:'📈'}, {val:'decrease',label:'Might decrease',icon:'📉'}, {val:'stable',label:'Stable',icon:'⚖️'} ]}, {q:'Might you rent out this property in the future?', id:'rental', opts:[ {val:'yes',label:'Yes, likely',icon:'🔑'}, {val:'maybe',label:'Maybe',icon:'🤷'}, {val:'no',label:'No',icon:'✖️'} ]} ]; function render() { var el=document.getElementById('flex-tool'); if(step<questions.length){ var q=questions[step]; var h='<div class="quiz-progress">Question '+(step+1)+' of '+questions.length+'</div>'; h+='<h3>'+q.q+'</h3><div class="quiz-options">'; q.opts.forEach(function(o){ h+='<button class="quiz-opt" onclick="flexAnswer(\''+q.id+'\',\''+o.val+'\')"><span class="quiz-icon">'+o.icon+'</span><span>'+o.label+'</span></button>'; }); h+='</div>'; if(step>0) h+='<button class="quiz-back" onclick="flexBack()">← Back</button>'; el.innerHTML=h; } else { showResults(); } } window.flexAnswer=function(id,val){ answers[id]=val; step++; render(); }; window.flexBack=function(){ step--; render(); }; function showResults(){ var features=[], avoid=[], termRec=''; // Move likelihood if(answers.move==='very'){ features.push({name:'Portability',desc:'Transfer your mortgage to a new property without penalty.',priority:'Critical'}); features.push({name:'Blend-and-extend',desc:'Combine your existing rate with a new rate if you need more funds.',priority:'Critical'}); features.push({name:'Low penalty structure',desc:'3-month interest penalty (monoline lenders) vs. IRD (big banks).',priority:'Critical'}); avoid.push('No-frills / restricted mortgages - their low rates come with brutal penalties if you move.'); avoid.push('Long fixed terms (7-10 year) unless portable.'); termRec='Consider a shorter term (2-3 years) to align with your likely move timeline.'; } else if(answers.move==='possible'){ features.push({name:'Portability',desc:'Lets you move your mortgage to a new property.',priority:'Important'}); features.push({name:'Reasonable penalty',desc:'3-month interest is much cheaper than Big 6 IRD.',priority:'Important'}); termRec='A 3-5 year term gives flexibility without sacrificing rate.'; } else { termRec='A 5-year fixed term likely gives you the best rate and stability.'; } // Income change if(answers.income==='increase'){ features.push({name:'Prepayment privileges',desc:'Pay down up to 15-20% of your balance per year without penalty.',priority:'Important'}); features.push({name:'Payment increase option',desc:'Increase your regular payment to pay off faster as income grows.',priority:'Helpful'}); } else if(answers.income==='decrease'){ features.push({name:'Payment vacation / skip',desc:'Some lenders allow payment deferrals in hardship.',priority:'Important'}); features.push({name:'Fixed rate',desc:'Stable payments protect you if income drops.',priority:'Critical'}); avoid.push('Variable rate mortgages - payment fluctuations add risk if income is unstable.'); } // Rental if(answers.rental==='yes'||answers.rental==='maybe'){ features.push({name:'Rental permission clause',desc:'Some mortgages restrict renting. Ensure yours allows it.',priority:answers.rental==='yes'?'Critical':'Important'}); features.push({name:'Assumable mortgage',desc:'A tenant or buyer can take over your mortgage - adds flexibility.',priority:'Helpful'}); avoid.push('Mortgages with owner-occupancy restrictions if you plan to rent.'); } var el=document.getElementById('flex-tool'); var h='<div class="flex-results">'; h+='<h3>Your Mortgage Feature Priority Map</h3>'; if(termRec) h+='<div class="info-note">💡 <strong>Term recommendation:</strong> '+termRec+'</div>'; h+='<h4>Features That Matter for You</h4><div class="feature-list">'; features.forEach(function(f){ var cls=f.priority==='Critical'?'critical':f.priority==='Important'?'important':'helpful'; h+='<div class="feature-item '+cls+'"><span class="feature-priority">'+f.priority+'</span><strong>'+f.name+'</strong><p>'+f.desc+'</p> https://new.philippealexandre.ca/tools/checklist-generator/ Mon, 01 Jan 0001 00:00:00 +0000 https://new.philippealexandre.ca/tools/checklist-generator/ <div id="check-tool"></div> <script> document.addEventListener('DOMContentLoaded', function() { var step=0, answers={}; var questions=[ {q:'What are you doing?', id:'situation', opts:[ {val:'purchase',label:'Buying a home',icon:'🏠'}, {val:'renewal',label:'Renewing my mortgage',icon:'🔄'}, {val:'refinance',label:'Refinancing',icon:'💰'} ]}, {q:'How are you employed?', id:'employment', opts:[ {val:'salaried',label:'Salaried / Hourly',icon:'💼'}, {val:'commission',label:'Commission / Bonus',icon:'📊'}, {val:'selfemployed',label:'Self-Employed',icon:'🏢'}, {val:'multiple',label:'Multiple Income Sources',icon:'📋'} ]}, {q:'Is this your first property?', id:'firsttime', opts:[ {val:'yes',label:'Yes',icon:'🎉'},{val:'no',label:'No',icon:'🏡'} ]}, {q:'Down payment source? (if purchasing)', id:'downpayment', opts:[ {val:'savings',label:'Savings',icon:'🏦'}, {val:'rrsp',label:'RRSP (HBP)',icon:'📁'}, {val:'gift',label:'Gift from Family',icon:'🎁'}, {val:'equity',label:'Equity from Sale',icon:'🏠'} ],condition:function(){return answers.situation==='purchase';}}, {q:'Property type?', id:'proptype', opts:[ {val:'primary',label:'Primary Residence',icon:'🏠'}, {val:'investment',label:'Investment / Rental',icon:'📈'}, {val:'second',label:'Cottage / Second Home',icon:'🏕️'} ]} ]; function render(){ var el=document.getElementById('check-tool'); // Skip conditional questions while(step<questions.length && questions[step].condition && !questions[step].condition()){ step++; } if(step<questions.length){ var q=questions[step]; var h='<div class="quiz-progress">Question '+(step+1)+' of '+questions.length+'</div>'; h+='<h3>'+q.q+'</h3><div class="quiz-options">'; q.opts.forEach(function(o){ h+='<button class="quiz-opt" onclick="checkAnswer(\''+q.id+'\',\''+o.val+'\')"><span class="quiz-icon">'+o.icon+'</span><span>'+o.label+'</span></button>'; }); h+='</div>'; if(step>0)h+='<button class="quiz-back" onclick="checkBack()">← Back</button>'; el.innerHTML=h; } else { showChecklist(); } } window.checkAnswer=function(id,val){answers[id]=val;step++;render();}; window.checkBack=function(){step--;while(step>0&&questions[step].condition&&!questions[step].condition())step--;render();}; function showChecklist(){ var docs=[], notNeeded=[], timeline=''; // Universal docs docs.push({name:'Government-issued photo ID',note:'Driver\'s licence or passport'}); docs.push({name:'Void cheque or pre-authorized payment form',note:'For mortgage payment setup'}); // Employment-specific if(answers.employment==='salaried'){ docs.push({name:'Recent pay stub',note:'Most recent, showing YTD income'}); docs.push({name:'Employment letter',note:'On company letterhead, confirming position, salary, start date'}); docs.push({name:'T4 (most recent)',note:'Previous year\'s T4 slip'}); notNeeded.push('Business financial statements'); notNeeded.push('T1 General (unless you have other income sources)'); } else if(answers.employment==='commission'){ docs.push({name:'T4 (2 years)',note:'Last 2 years of T4 slips'}); docs.push({name:'T1 General (2 years)',note:'Last 2 years of tax returns'}); docs.push({name:'Notice of Assessment (2 years)',note:'From CRA - confirms taxes filed'}); docs.push({name:'Employment letter',note:'Must confirm commission structure'}); docs.push({name:'Recent pay stub',note:'Showing YTD earnings'}); } else if(answers.employment==='selfemployed'){ docs.push({name:'T1 General (2 years)',note:'Last 2 years of personal tax returns'}); docs.push({name:'Notice of Assessment (2 years)',note:'From CRA'}); docs.push({name:'Business financial statements (2 years)',note:'Or T2 if incorporated'}); docs.push({name:'Articles of incorporation or business licence',note:'Proof of business'}); docs.push({name:'6 months business bank statements',note:'Some lenders use bank statements for stated income programs'}); notNeeded.push('Employment letter'); notNeeded.push('Pay stubs'); } else { docs.push({name:'T1 General (2 years)',note:'Covers all income sources'}); docs.push({name:'Notice of Assessment (2 years)',note:'From CRA'}); docs.push({name:'Documentation for each income source',note:'Pay stubs, benefit statements, pension statements, etc.'}); } // Situation-specific if(answers.situation==='purchase'){ docs.push({name:'Purchase agreement / Offer to Purchase',note:'Once accepted - not needed for pre-approval'}); docs.push({name:'MLS listing of the property',note:'Your realtor can provide this'}); docs.push({name:'Down payment proof',note:'Bank statements showing savings, or gift letter if applicable'}); if(answers.downpayment==='gift') docs.push({name:'Gift letter',note:'Signed letter confirming gift is not a loan and no repayment expected'}); if(answers.downpayment==='rrsp') docs.push({name:'RRSP statement',note:'Showing available balance for Home Buyers\' Plan withdrawal'}); if(answers.firsttime==='yes'){ docs.push({name:'First-Time Home Buyer declaration',note:'I\'ll provide the form'}); timeline='Pre-approval: 1-2 days. Full approval after accepted offer: 3-7 business days. Closing: typically 30-90 days from offer.'; } else { timeline='Pre-approval: 1-2 days. Full approval: 3-7 business days. Closing: 30-90 days.'; } } else if(answers.situation==='renewal'){ docs.push({name:'Current mortgage statement',note:'Most recent, showing balance, rate, maturity date'}); docs.push({name:'Renewal offer from current lender',note:'If you\'ve received one'}); docs.push({name:'Property tax bill',note:'Most recent annual bill'}); notNeeded.push('Purchase agreement'); notNeeded.push('Down payment proof'); timeline='Renewal review: same day. Switch to new lender (if applicable): 2-4 weeks before maturity.'; } else { docs.push({name:'Current mortgage statement',note:'Balance, rate, maturity, lender'}); docs.push({name:'Property tax bill',note:'Most recent'}); docs.push({name:'Home insurance policy',note:'Current policy details'}); timeline='Application: 1-2 days. Approval: 5-10 business days. Closing: 2-4 weeks.'; } if(answers.proptype==='investment'){ docs.push({name:'Rental agreement / lease',note:'Current or projected'}); docs.push({name:'Rental income history',note:'If existing rental - last 2 years of T776'}); } var el=document.getElementById('check-tool'); var h='<div class="checklist-results"><h3>Your Personalized Checklist</h3>'; h+='<div class="checklist-summary">'+answers.situation.charAt(0).toUpperCase()+answers.situation.slice(1)+' · '+answers.employment.replace('selfemployed','Self-employed')+' · '+(answers.proptype==='primary'?'Primary residence':answers.proptype==='investment'?'Investment property':'Second home')+'</div>'; h+='<h4>Documents You\'ll Need</h4><div class="checklist-items">'; docs.forEach(function(d,i){ h+='<div class="checklist-item"><input type="checkbox" id="ci'+i+'"><label for="ci'+i+'"><strong>'+d.name+'</strong><span>'+d.note+'</span></label></div>'; }); h+='</div>'; if(notNeeded.length){ h+='<h4>You Won\'t Need</h4><div class="not-needed">'; notNeeded.forEach(function(n){ h+='<div class="nn-item">✖️ '+n+'</div>'; }); h+='</div>'; } if(timeline){h+='<h4>Expected Timeline</h4><p>'+timeline+'</p>