Fixed-term fixed-rate insured mortgage
Fixed rate with only 5% down.
Term
3 to 5 years
Amortization
Up to 30 years
Great if
You have less than the 20% down payment needed for a conventional mortgage.
Rates as low as 4.14%* when you pre-qualify or apply for a high-ratio insured mortgage today. Terms available from 3 years. Terms & conditions apply.
What’s a high-ratio insured mortgage?
If you don’t have a 20% down payment for a conventional mortgage, you’ll need high-ratio mortgage insurance, which is arranged through Vancity and pro-rated into your payment. With mortgage default insurance, you may be able to buy a home for as little as 5% of the first $500,000 of the purchase price and 10% of the remainder up to a maximum value of $1.5 million.
High-ratio insured mortgages must also meet the following criteria:
- Residential owner-occupied homes
- A purchase price of less than $1.5 million
- Qualified first-time home buyers purchasing new construction intended for homeowner occupancy, and who are required to purchase mortgage default insurance, will be able to amortize their mortgage up to 30 years.¹
Key features.
Peace of mind and predictable budgeting
With a fixed-rate mortgage, you get the same interest rate for the entire term of your mortgage, so you can count on making the same payment every month.
Options to prepay
Get some repayment flexibility, with options to prepay up to 20% of your original balance once per mortgage year and increase payments by up to 20% once per mortgage year.
More to love about this mortgage.
- Choice of payment frequency
Make payments weekly, bi-weekly, monthly, semi-monthly, accelerated weekly, or accelerated bi-weekly. Paying more frequently will save you interest and shorten the time it takes to pay off your mortgage. - Bring this mortgage with you if you move
When you buy a new home, you can transfer this mortgage to your new property and keep the same terms and conditions, including the interest rate. - Ability to assign the mortgage to another party
Transfer your mortgage with the original rates and terms to someone else. If you’re selling your home, this can give you a market advantage if current rates are higher than when you first took on your mortgage.
Current rates.
Rates (APR)[^¤] as of March 23, 2026
4.14%¤
4.19%¤
4.24%¤
Mortgage | Rates (APR)[^¤] as of March 23, 2026 |
|---|---|
3-year fixed-term fixed-rate insured residential | 4.14%¤ |
4-year fixed-term fixed-rate insured residential | 4.19%¤ |
5-year fixed-term fixed-rate insured residential | 4.24%¤ |
Eligibility.
You are at least 19 years old
The home you’re looking to purchase or build is in British Columbia
You live in British Columbia and have a BC address
You pass the stress test
The stress test is a formula set by the Federal Government to ensure you’ll be able to afford your mortgage. To pass the stress test, you’ll need to qualify at the greater of the contractual mortgage rate plus 2%, or the OSFI Minimum Qualifying Rate (5.25%, as of December 15, 2022).
Lock in your rate.
Apply, get pre-approved, or get tailored advice from our lending specialists today.
Explore other mortgage types.
Fixed-term fixed-rate mortgage
Great if you want to count on making the same payment for your entire term.
Fixed-term variable mortgage
Great if you’re comfortable with a variable rate and want to take advantage of potential rate decreases during your term.
Tools to help you get on track.
High-ratio insurance is subject to eligibility conditions, limitations, and exclusions.
Available to members with less than 20% down payment, a residential property with a purchase price under $1,500,000, the amortization is 30 years or less, owner occupied, and who are eligible for and purchase mortgage default insurance. Default insurance is subject to eligibility conditions, limitations and exclusions. All applicants must meet the Vancity lending criteria. The annual percentage rate (APR), compounded semi-annually, not in advance. The APR is for a mortgage of $100,000 with monthly payments and a 25 year amortization. APR assumes no fees apply. You may be required to pay additional fees which would increase your APR. Rate is subject to change or may be withdrawn without notice at any time. This rate cannot be combined with the mortgage cash back offer.
See full terms & conditions for in-branch promotional rate.