A room full of kids is hard enough.
Your mortgage shouldn't be.
Permanent, LTO, occasional, or on leave. We know how teacher pay really works, the summer months, the two-year average, the salary letter, and we get your income approved at the right lender.
Free, no obligation. You only ever pay a lender, never us.
Already own? See if you can do better on your mortgage →
Built by Emily MudrickShe trained as an Ontario teacher, degree and teacher's college, so she gets how teacher pay works.Drag the sliders. See what you could afford as a teacher.
I trained to teach in Ontario, the degree, teacher's college, the placements, before I went a different way. I know the grid, the categories, and the long road to a permanent contract, because I was right there on that path. So we built the mortgage help teachers actually need.
Emily MudrickTrained as an Ontario teacher, now with Mudrick MortgagesI'm
Different contract, different income, different mortgage play. Pick yours and see exactly how it qualifies.
Why it matters who reads your file
Most teacher declines are avoidable. They happen when a generic lender treats a teaching contract like any other job, sees an end date or unpaid summers, and stops reading. The income was always there.
Why we built this
Emily trained as an Ontario teacher before joining Mudrick Mortgages, so she knows the system from the inside: the grid, the summer-pay math, the salary letter every lender asks for. Teachers kept getting the same generic advice: sign here, the bank will be competitive. Nobody was accounting for how occasional income is averaged, or how a return-to-work letter changes a file on leave.
So Emily and Jeff built the help they wished teachers had. Use everything for free. When you want to talk, we already understand your situation.
Free tools that run your real numbers
An affordability calculator that handles occasional and LTO income, a lower-your-rate tool for renewals, and the teacher mortgage grader. No sign-up, nothing saved.
Open the calculatorsStraight answers, written for teachers
All guidesHow variable teaching income qualifies, and the lenders that get it.
7 minWhat LTO means, how the pay works, and how a lender turns it into a mortgage.
4 minFull salary from day one, and the employment letter that proves it.
6 minWho gets paid in July and August, and why it does not change what a lender counts.
4 minWhat OTPP deductions do, and do not do, to your approval.
4 minHow a return-to-work letter unlocks your full pre-leave salary.
Teacher mortgage questions
Can an occasional or supply teacher get a mortgage in Ontario?+
Yes. Lenders treat occasional teaching as variable income and most use a two-year average of your T4 income, which already accounts for unpaid summers. The main constraint is having roughly two years of history to average.
How do lenders calculate income for an LTO teacher?+
Most lenders use a two-year average of your T4 teaching income. A signed go-forward assignment helps, because it shows the income continuing rather than ending with the current placement.
Does a permanent teacher need two years of history to qualify?+
No. A permanent teacher qualifies on annual base salary from a board employment letter, generally from the first full pay cycle. The two-year history requirement applies to variable income such as occasional and LTO work.
Is a probationary teaching contract a problem for a mortgage?+
Not automatically. Some lenders accept a new permanent teacher with an employment letter and one full pay cycle. Where a lender insists probation be completed, the usual fix is to align the closing date with the end of probation.
Can a teacher on maternity or parental leave get a mortgage?+
Yes, and on full pre-leave salary rather than the leave benefit, provided your board issues a return-to-work letter stating a specific return date. A letter that only says you are expected to return is usually not enough.
When does an occasional teacher become an LTO?+
An assignment of 10 or more consecutive days generally qualifies as a long-term occasional placement, though some boards use 15. LTO work is typically paid at roughly one one-hundred-and-ninety-fourth of the annual grid salary per day.
Let's read your file the way it should be read
Tell us your situation and you get a clear, honest read on what you qualify for and the documents to get there. From Emily and Jeff, no pitch.