See how much you could save by rolling high-interest debts into your mortgage. Calculate your available equity, monthly savings, and break-even point.
Monthly Savings
Lower combined payments
Equity Analysis
See your available equity
Interest Comparison
5-year savings projection
Total Debts to Consolidate
$37,000
New Mortgage Balance
$487,000
New LTV Ratio
64.9%
Old Total Payments
$3,541
New Payment
$2,798
$743
*Estimates only. Actual savings depend on your individual situation.
Debt consolidation through your mortgage means using your home equity to pay off multiple high-interest debts — like credit cards, car loans, and personal lines of credit — by rolling them into a single, lower-interest mortgage payment. Instead of juggling several payments each month at rates ranging from 7% to 24%, you combine everything into one manageable payment at your mortgage rate, typically between 4% and 6%.
This strategy works because mortgage rates are significantly lower than most consumer debt. A credit card charging 19.99% costs roughly four times more in interest than a mortgage at 4.99%. By transferring that balance to your mortgage, the interest savings can be dramatic — especially when you have $20,000 or more in high-interest debt.
In Canada, you can typically access up to 80% of your home's appraised value through refinancing. The difference between 80% of your property value and your current mortgage balance is your available equity — and that's the maximum amount of debt you can consolidate. For example, if your home is worth $750,000 and you owe $450,000, you have up to $150,000 in available equity (80% × $750,000 = $600,000 − $450,000 = $150,000).
When you consolidate debt through your mortgage, your lender pays off your existing debts directly. Your old credit card balances, car loans, and lines of credit are closed or zeroed out, and those amounts are added to your new mortgage balance. You walk away with a single monthly payment that's almost always lower than what you were paying across all your debts combined.
The process typically involves refinancing your existing mortgage. This means breaking your current mortgage term (which may involve a penalty), having your property appraised, and qualifying for the new, larger mortgage amount. A mortgage broker can help you navigate the costs and determine whether consolidation makes financial sense after accounting for penalties and fees.
After consolidation at 4.99% over 25 years, that same $50,000 costs approximately $290/month as part of the mortgage — a savings of nearly $980 per month. Over 5 years, the interest savings alone could exceed $25,000.
Our debt consolidation calculator uses Canadian mortgage math — including semi-annual compounding as required by federal lending regulations — to give you accurate savings estimates. Here's what each step calculates:
Enter your estimated property value and current mortgage balance. The calculator instantly shows your available equity based on the 80% Loan-to-Value (LTV) limit used by most Canadian lenders. If your available equity is less than your total debts, you'll see a warning that you may need alternative options like a second mortgage or HELOC.
List each debt you want to consolidate — credit cards, car loans, personal loans, or lines of credit. Enter the outstanding balance, interest rate, and your current monthly payment for each. You can add up to 5 separate debts. The calculator computes a weighted average interest rate across all your debts to compare against your mortgage rate.
Choose the interest rate and amortization period for your new consolidated mortgage. The calculator uses Canadian semi-annual compounding to determine the effective monthly rate:
Canadian Mortgage Math: Effective Annual Rate = (1 + rate/2)² − 1 Monthly Rate = (1 + EAR)^(1/12) − 1
The results panel shows your new mortgage balance, LTV ratio, monthly payment comparison, and projected savings over 5 years. The 5-year interest savings compares the interest you'd pay on your debts at their original rates versus the interest on the same balances at your new mortgage rate.
Qualifying for debt consolidation through your mortgage depends on several factors. Canadian lenders assess your application based on equity, income, credit, and debt service ratios.
The Gross Debt Service (GDS) ratio measures how much of your gross income goes toward housing costs (mortgage payment, property taxes, heating, and 50% of condo fees). The Total Debt Service (TDS) ratio adds all other debt obligations. For A-lenders, your GDS must stay below 39% and TDS below 44% after consolidation — calculated using the stress test rate, not your actual rate.
Since consolidation increases your mortgage balance, your GDS will rise. However, eliminating the monthly minimum payments on credit cards and loans reduces your TDS. In many cases, the net effect is positive — especially when you're carrying significant consumer debt with high minimum payments.
If your available equity doesn't cover all your debts, you still have options. A second mortgage or HELOC can provide additional access to equity beyond the 80% LTV limit — some private lenders go up to 85% or even 90% LTV. You can also do a partial consolidation, rolling your highest-interest debts into the mortgage and keeping lower-rate debts separate.
Consolidating through your mortgage isn't the only way to manage debt. Here's how it compares to other common strategies:
For most homeowners with significant equity, mortgage refinancing offers the lowest cost solution. However, if you're close to your renewal date (within 120 days), you may be able to consolidate at renewal without penalties — making the math even more favourable. Use our Mortgage Renewal Calculator to explore that option.
While debt consolidation lowers your monthly payment dramatically, there's a trade-off that every borrower should understand: extending your amortization increases the total interest you pay over the life of the mortgage.
When you roll $40,000 in consumer debt into a 25-year mortgage at 4.99%, you're paying interest on that amount for 25 years instead of the 3-5 years you might have paid it off on credit cards (with aggressive payments). The monthly savings are real, but the long-term cost is higher unless you take action.
Use our Mortgage Calculator to see how accelerated payments or shorter amortization periods can reduce your total interest after consolidation. The Mortgage Penalty Calculator can help estimate the cost of breaking your current term.
In Canada, mortgage interest on your primary residence is not tax-deductible. This means there's no direct tax benefit to consolidating consumer debt into your mortgage — the interest you pay is simply lower because of the rate reduction, not because of tax savings.
However, if you own a rental or investment property and use a refinance to access equity for investment purposes, the interest on that portion may be tax-deductible under the CRA's rules for borrowed money used to earn income. This is a more advanced strategy — consult a tax professional before relying on deductibility.
You need enough equity so that your new mortgage balance (current mortgage + debts) stays at or below 80% of your property value. For example, with a $750,000 home, your total new mortgage cannot exceed $600,000. Any equity above your current balance up to that limit is available for debt consolidation.
Initially, refinancing may cause a small, temporary dip due to the credit inquiry. However, paying off multiple revolving debts significantly improves your credit utilization ratio — one of the most important credit score factors. Most borrowers see their score improve within 2-3 months after consolidation.
You can consolidate virtually any unsecured or consumer debt: credit cards, personal lines of credit, car loans, personal loans, student loans, store financing, medical bills, and even CRA tax debts. The lender simply pays off these balances as a condition of the refinance.
Typical costs include: mortgage prepayment penalty (varies), legal/discharge fees ($500-$1,500), appraisal fee ($300-$500), and title insurance ($200-$400). Many borrowers recover these costs within 6-12 months through lower payments.
Yes. While A-lenders require 650+ credit scores, B-lenders work with scores as low as 500-550, and private lenders focus primarily on equity rather than credit. Rates will be higher but still significantly lower than credit card rates of 19-24%.
Get a personalized debt consolidation analysis and see how much you could save. Free consultation — no obligation.
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