Mortgage leads in British Columbia
Exclusive campaigns for BCFSA-licensed mortgage brokers, built for the rules as they stand now.
Mortgage leads in British Columbia now come with a new rulebook. On 13 October 2026 the Mortgage Services Act replaced the Mortgage Brokers Act, and every broker's licence, title and ad wording changed with it. Amplify Leads runs mortgage marketing in British Columbia for brokers through Facebook, Instagram and Google ads, with leads exclusive to you and never resold. This page covers what changed, the provincial tax that shapes buyer calls, and how we split the Lower Mainland from the rest of the province.
- Built for the Mortgage Services Act, in force 13 October 2026
- Registered brokerage name on every ad
- Exclusive and never resold
British Columbia mortgage leads, in 45 seconds
Before and after the new Act, and how our campaigns are built for it.
What the Mortgage Services Act changed for BC brokers
BCFSA now licenses mortgage work instead of registering it. If your ads, bio or website still use the old titles, they are out of date.
Before: Mortgage Brokers Act
In place since 1972
- Status
- Brokers were registered.
- Categories
- Two: mortgage broker and submortgage broker.
- Regulator
- The Registrar of Mortgage Brokers.
- Top penalty
- Administrative penalties up to $50,000.
After: Mortgage Services Act
In force 13 October 2026
- Status
- Brokers are licensed.
- Categories
- Mortgage brokerage, principal broker and mortgage broker. A mortgage lender licence exists but is not yet in force.
- Regulator
- The Superintendent of Mortgage Services, within BCFSA.
- Top penalty
- Up to $250,000, or $500,000 for a brokerage.
The regulated activities also widen from two categories to four: dealing, trading, lending and administering. Former submortgage brokers became mortgage brokers, and a mortgage broker can affiliate with only one brokerage. For advertising, BCFSA's guideline requires the brokerage's full registered name on every ad.
Sources: BCFSA transition guidance as reported by the Canadian Mortgage Brokers Association of BC, Gowling WLG, BC Law Institute and BCFSA's Guideline on advertising. Check BCFSA for your own licence category.
The BC first-time buyer exemption and your purchase leads
BC charges a property transfer tax on purchases, and first-time buyers can be exempt. The exemption has a price ceiling, so it shapes how a buyer talks about budget.
| Fair market value | Exemption since 1 April 2024 | Before 1 April 2024 |
|---|---|---|
| $835,000 or less | Full exemption | Full up to $500,000 |
| Over $835,000, under $860,000 | Partial exemption | Partial up to $525,000 |
| $860,000 or more | No exemption | No exemption |
Source: Province of BC, first-time home buyers' program page, last updated 20 June 2025. Eligibility has other conditions beyond price. Read the Province's page before advising a client.
CMHC's February 2026 outlook expects BC construction and sales to stay weaker than their 10-year averages, and Vancouver starts to keep trending down on high construction costs and weakening condo demand. That is a market where a clear, honest ad earns the call. See purchase leads for how we handle that.
Lower Mainland and Interior or Island: two campaigns, not one
A broker in Surrey and a broker in Kelowna should not run the same ad. This is how we would split the province. It is campaign focus, not a forecast.
Lower Mainland
Vancouver, Burnaby, Richmond, Surrey, Langley, Abbotsford
- Purchase leads, with the first-time buyer exemption line in mind.
- Investment property leads for owners adding to a portfolio.
- Newcomer leads for recent arrivals buying their first Canadian home.
- Self-employed leads, where income documents drive the lender choice.
- CMHC multi-unit leads for buyers of larger rental buildings.
Interior and Vancouver Island
Kelowna, Kamloops, Vernon, Victoria, Nanaimo, the Comox Valley
- Purchase leads, including move-up buyers selling elsewhere.
- Cottage and recreational leads for lake and island second homes.
- Land and construction leads for acreage and new builds.
- Farm mortgage leads for working land in the valleys.
- Renewal leads for established homeowners.
Foreclosure in BC goes through the courts, not Ontario's power of sale, so distressed-owner ads are worded differently. See power of sale leads for the Ontario version.
How BC mortgage broker marketing works with us
Pick a managed Facebook and Instagram campaign under your name, or pay per lead. The campaign form asks for name, phone, email, province and city, how much they have saved and when they want to buy. Ads never promise a rate or an approval.
The company behind this site is Amplify Leads, based in Toronto and working with brokers across Canada. It is month to month with no long contracts. See how it works, browse other provinces, or book a free strategy call.
Questions brokers ask us
When did the Mortgage Services Act replace the Mortgage Brokers Act?
On 13 October 2026. The Act was passed in 2022 and BCFSA ran a 15-month transition before it took effect. It replaces the Mortgage Brokers Act, which had governed BC mortgage brokers since 1972. Existing registrants had to complete BCFSA's transition education and move to the right licence level, and the new mortgage lender licence is a later phase with no confirmed date yet.
What does a BC mortgage ad have to show now?
BCFSA's guideline on advertising, which applies section 55 of the Mortgage Services Rules, says ads must carry the full brokerage name exactly as registered with BCFSA. If an individual broker is named, their registered name is used and the brokerage name is shown with it. A personal mortgage corporation uses its own registered name. Ads cannot contain statements you know or should know to be false or misleading. We put the registered brokerage name on the ad and landing page, and you confirm it before launch. Check the current guideline for anything beyond that.
Does the first-time buyer exemption change the leads I get?
It changes the first conversation. Since 1 April 2024 a qualifying first-time buyer pays no property transfer tax when the property's fair market value is $835,000 or less, with a partial exemption above that and under $860,000. A buyer at or near that line has a real incentive to talk about price early, and one above it does not qualify. The campaign form does not ask the purchase price, so you confirm it on the call.
How are foreclosure leads different in BC?
BC does not use Ontario's power of sale process, so a distressed-owner ad has to be worded for a court-supervised foreclosure, and it must never promise to stop one. If you work distressed files in several provinces, keep the copy separate for each. Our power of sale leads page explains the Ontario version.
How do I get BC leads from Amplify Leads?
Either a managed campaign under your own name or pay per lead. Leads are exclusive to you and never resold, and it is month to month with no long contract. Book a free strategy call and we will pick the regions and lead types that suit your licence.
See what a campaign would look like in your market
A free 30-minute call. We look at your province, your products and what is already working, and map out what we would build. If it is not a fit, you will hear that too.