About Me
Most people think a mortgage decision starts and ends with a rate.
In reality, a mortgage affects your cash flow, flexibility, risk, and long-term financial options — often far beyond what borrowers expect when they first sign.
I’m Tim Osborn, a Canadian mortgage broker who focuses on strategy-first mortgage planning. My role isn’t just to place a mortgage, but to help you structure financing that actually fits your life, income, and future plans — not just today’s purchase.
Strategy Before Products
Rates matter. Terms matter. But they’re only part of the equation.
I help clients think through:
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How mortgage structure impacts long-term cost, not just payments
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When flexibility is worth more than a slightly lower rate
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How to use equity strategically — or when not to
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Timing refinances or renewals to avoid unnecessary penalties
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Structuring solutions for self-employed and Business-For-Self borrowers
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Planning exits and future moves before they become expensive problems
Sometimes the best advice is to proceed.
Sometimes it’s to wait.
And sometimes it’s to do something completely different than what a bank initially suggests.
I’ve Been on Both Sides of the Table
From a real-estate financing perspective, I’ve personally navigated most of the scenarios my clients face.
I’ve rented — and felt the frustration of paying someone else’s mortgage.
I was a first-time home buyer at 23 — full of excitement, and blindsided by the realities of ownership.
I’ve purchased land and built a home using a construction mortgage.
I’ve held conventional mortgages, negotiated renewals, refinanced, and restructured debt when life threw curveballs.
I’m also a small business owner and understand the realities of commercial and self-employed financing.
That experience matters. It means I don’t approach your mortgage as a theoretical exercise — I understand the emotional, practical, and financial weight behind the decisions.
Clear Advice, No Sales Pressure
I’m not here to push products or rush decisions.
Lenders evaluate files through rigid criteria. My job is to understand those rules — and then help you navigate them intelligently, while keeping your broader financial picture in view.
If a strategy doesn’t produce a clear net benefit, I’ll tell you.
If flexibility matters more than a headline rate, we’ll talk about it.
If something doesn’t make sense, you’ll understand why.
The goal is confidence — not guesswork.
Who I Work Best With
I tend to work best with clients who:
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Have more going on than a basic purchase
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Are self-employed, incorporated, or have non-traditional income
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Care about long-term outcomes, not just the initial approval
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Want straight answers and clear explanations
If you’re just looking for a quick quote, I may not be the right fit.
If you want someone thinking several moves ahead, we’ll work well together.
A Bit About Me
Originally born and raised in Langley, BC, I moved to the Vernon/Armstrong area in 1998 to marry my childhood best friend. My wife Sarah and I have four children, daughters- and sons-in-law, grandchildren (yes — really), and we’ll celebrate our 28-year anniversary in August 2026. We’re still best friends.
Family, stability, and long-term thinking aren’t abstract concepts for me — they shape how I approach both life and lending.
Professional Credentials
I am a Licensed Mortgage Professional with the BC Financial Services Authority (BCFSA) and provide service to clients across Canada, with a home base in British Columbia.
Through Tell Me Mortgage Inc., in partnership with Vine Group, I have access to a wide network of institutional and private lenders, supported by a team experienced in complex and non-standard scenarios.
I am also part of the Commercial Financing Experts Academy mastermind group. Approaching commercial financing without representation is often like going to court without a lawyer — my role is to advocate for your best interest across multiple lenders and structures.
I’m a proud member of:
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Canadian Mortgage Brokers Association (CMBA)
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Mortgage Brokers Association of British Columbia (MBABC)
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Mortgage Professionals Canada (MPC)
Agent ID: 501899