Why Mortgage Porting Could Be the Best Financial Move

Thinking of moving but already locked into a great mortgage rate? You’re not alone. If you’re wondering what mortgage porting is, here’s the simple answer: Mortgage porting is the process of transferring your existing mortgage to a new home. It can be a smart way to keep your current interest rate and avoid penalties, especially if market rates are rising.

But not all mortgages are portable, and the process isn’t automatic. Here’s a breakdown of how mortgage porting works in Canada, its benefits and drawbacks, and whether it’s the right move for you. 

What Is Mortgage Porting?

Mortgage porting, also known as mortgage portability, allows you to move your existing mortgage to a new property when you sell your current home. It lets you carry over your current interest rate, terms, and remaining balance, rather than breaking your mortgage and starting fresh.

This option is especially valuable if you locked in a low fixed rate and don’t want to pay today’s higher rates or a costly prepayment penalty. In Canada, most portable mortgages are fixed-rate products, and the ability to port your mortgage is always subject to your lender’s approval.

Keep in mind: porting is only available when you’re purchasing a new primary residence and not for refinancing or investment properties.

How Does Mortgage Porting Work? 

Here’s a quick look at how porting your mortgage typically works in Canada: 

1. Sell Your Current Home 

You’ll need to sell your existing property and plan to buy a new one within a specific timeframe—usually between 30 and 120 days, depending on your lender.

2. Buy a New Home 

The new property must meet your lender’s requirements. If the home you’re buying is more expensive than your current one, you’ll need to apply for a mortgage “top-up” to cover the difference.

3. Port the Mortgage 

You can transfer your existing mortgage rate, term, and balance to the new property. If you’re adding a top-up, your lender may offer a blended rate—a combination of your old rate and the current rate for the extra amount.

4. Go Through the Approval Process 

Even though you already have a mortgage, you’ll still need to requalify. Your lender will review your financial situation and ensure the new property meets its lending criteria.

Example: Let’s say you have a $400,000 mortgage at 2.5% fixed for 5 years. You’re 2 years into the term and want to buy a $500,000 home. You could port the $400,000 at 2.5% and apply for an extra $100,000. The new portion might come at a higher rate, but your lender could offer a blended rate across the full loan.

Pros and Cons of Porting a Mortgage 

Pros: 

• Keep a lower interest rate (if rates have risen) 
• Avoid paying a mortgage penalty 
• Simplifies the moving process 

Cons: 

• Not all mortgages are portable 
• Must meet strict timelines to sell and buy 
• May require a blended rate or requalification 

Is Mortgage Porting Right For You? 

Porting your mortgage can be a smart choice if you’re midway through a fixed-rate term and buying a new primary home. It’s especially appealing if you’re trying to avoid high break fees or lock in a better rate than what’s currently available.

But it’s not the right fit for everyone. Some lenders don’t offer portable mortgage products, and rules may have tightened in recent years. Start the conversation early with your lender or mortgage broker to understand your options and your timing.

Final Thoughts 

Understanding what mortgage porting is key to making confident real estate decisions. Whether you’re upsizing, downsizing, or relocating, features like mortgage portability can help you save money and stress.

Every move is different. Speak with a local Zoocasa agent to understand what’s possible in your situation.