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Military Mortgage in BC: Buying, Posting and Keeping Your Home
Quick answer: Canadian Armed Forces members qualify for a mortgage like other salaried borrowers, with as little as 5% down on a home under $1.5 million. The difference is postings. Since April 1, 2026, the CAF Relocation Directive repays a mortgage penalty only if your mortgage cannot be ported, and only up to set limits, so the right mortgage is a portable one with a capped penalty. Asim Ali compares lenders on exactly those terms.
What could breaking your mortgage on a posting cost?
Enter your mortgage. The check shows three months' interest, the penalty most members can expect at a minimum.
Three months' interest
$6,531
Fixed mortgages charge the greater of three months' interest or an interest rate differential, which can be several times higher. Your lender can quote the exact figure.
Under the CAF Relocation Directive (April 1, 2026), a penalty is reimbursed only if you do not buy another home or your lender confirms in writing that the mortgage cannot be ported, and only up to set limits. A portable mortgage with a capped penalty keeps the cost off your own account.
How much can you borrow as a CAF member?
Choose the option closest to you. The income box changes to match how lenders count income at that stage.
Regular Force pay qualifies like any salaried income. Allowances are counted only when they are fixed and documented, and lenders differ on which ones they include.
Estimated purchase price
$399,000
Based on our 5 year fixed rate of 4.75% (APR 4.75%, 5 year term), the stress test, debt limits of 39% and 44%, $300 a month property tax and $100 heating. An estimate, not an approval.
Documents for regular force member
- Recent pay statements
- Letter of employment or service confirmation
- Posting message if you are moving
- Down payment history for the last 90 days
What does the 2026 relocation directive mean for your mortgage?
The CAF Relocation Directive, chapter 8, took effect on April 1, 2026. These are the parts that shape which mortgage you should choose:
| Directive rule | What it means when you choose a mortgage |
|---|---|
| Penalties are repaid only if you do not buy again or the lender confirms the mortgage cannot be ported | Choose a mortgage you can port to your next home |
| Repayment is capped, starting at three months' interest or $5,000 from the Core Account | A penalty capped at three months' interest fits the directive; a large rate differential penalty may not |
| Mortgage default insurance premiums and bridge financing interest can be covered | Keep your paperwork for every posting purchase |
| Home Equity Assistance can cover part of a loss on sale | Ask about it before you price your home |
| A Real Estate Incentive of up to $12,000 for keeping your home | Plan a rental mortgage if you will keep the home |
A summary only. Limits and conditions are in the directive and your relocation file; check them before you act.
What should a military member look for in a mortgage?
- Portability: the right to move the mortgage to your next home, ideally with the option to add funds at a blended rate.
- A capped penalty: three months' interest, as Defence's own guidance suggests, rather than an open ended rate differential.
- Rental flexibility: a lender that lets you keep the home as a rental when you are posted.
- A long rate hold: pre approvals usually hold for 90 to 120 days, which helps when a posting message arrives late.
Defence's relocation guidance notes that relocation agents are not mortgage specialists, and suggests members negotiate portability and a three month interest penalty before they buy. Comparing those terms across lenders is what Asim does for you.
Buying on a BC posting
Postings to CFB Esquimalt and 19 Wing Comox, and Reserve units across the Lower Mainland, bring members to some of Canada's most expensive markets. Asim works with members by phone or video wherever they are posted, so you can be pre approved before you arrive. Check your budget with the BC affordability calculator and read about insured and uninsured mortgages.
Keeping your home as a rental while posted
Many members keep their home when they are posted and rent it out. Your current lender may need to consent, or you may switch to a rental mortgage. When you buy at your new posting, lenders can count part of the rent toward your income. See our guide to investment property mortgages.
Talk to Asim about your mortgage
Call 604‑591‑3590 now, or send your details and Asim will reply within one business day.
Related guides
- Mortgages for first responders and teachers in BC
- Documents needed for a mortgage pre approval
- What happens if your mortgage renewal is denied
Call Asim now: 604‑591‑3590Book an appointment
Frequently asked questions
Is there a special mortgage program for Canadian military members?
There is no insured or broker channel mortgage program just for the military. Some banks offer defence community banking packages through their branches. What matters most for members is choosing a portable mortgage with a penalty that fits what the relocation directive will repay, which a broker can compare across lenders.
Does the CAF pay my mortgage penalty when I am posted?
Only in some cases. Under the CAF Relocation Directive that took effect on April 1, 2026, a prepayment penalty is reimbursed only if you do not buy a replacement home or your lender confirms in writing that the mortgage cannot be ported, and only up to set limits. A portable mortgage avoids the question.
Can I keep my home and rent it out when I am posted?
Often, yes. You may need your lender's consent or a switch to a rental mortgage, and the rent can help you qualify for your next home. The directive also has a Real Estate Incentive of up to $12,000 for members who keep their home, subject to its rules.
Does the relocation directive cover mortgage insurance premiums?
The directive lists mortgage default insurance premiums among the costs it can cover on a posting purchase, along with bridge financing interest. Check the current directive and your relocation file for what applies to you.
Can I get pre approved before my posting message arrives?
Yes. A pre approval holds a rate for a set period, usually 90 to 120 days depending on the lender, so it is worth getting one as soon as a posting looks likely.
Want a lender's view of your numbers? Book an appointment with Asim Ali, ranked #4 in the CMP Top 75 Mortgage Brokers in Canada for 2026, or call 604‑591‑3590.