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Google reviewGreat guy! Nick was the most helpful in my first home buying experience. Very reliable and personable. Highly recommend.
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Orléans · East-end Ottawa
Mortgage Agent in Orléans
A local mortgage agent for Orléans buyers, renewers and refinancers, with quick answers you can act on. I work for you, not a bank.
Nick Bachusky · Mortgage Agent Level 1 · Referral Mortgages Inc. · FSRA brokerage licence #13316 · 14 years · serving Orléans and east-end Ottawa.
The short answer
I am a licensed Mortgage Agent working across Orléans and Ottawa's east end (Level 1, Referral Mortgages Inc., FSRA brokerage licence #13316). I arrange mortgages for first-time buyers, renewals, refinances, self-employed clients and families going through separation. You get plain answers, daily updates during your file, and I am one WhatsApp message away.
Who it's for
Who Nick helps across Orléans
Orléans is home to more than 125,000 people, from young families in Avalon to downsizers in Queenswood Heights. People buy, renew and refinance here for very different reasons. I have spent 14 years arranging mortgages for the whole range, after years inside RBC and TD before going independent.
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First-time buyers stretching into their first Orléans townhome or semi, often in the under-$700,000 band where demand is tightest. first-time home buyer mortgages in Ottawa.
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Homeowners renewing who do not want to sign the first mailed offer from their bank. your mortgage renewal options.
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Homeowners refinancing to consolidate debt or free up equity for a renovation. refinancing to consolidate debt or free up equity.
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Families separating or divorcing who want to keep the home and need a calm, private plan. mortgage help during separation or divorce.
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Self-employed buyers who need a lender that reads two years of CRA Notices of Assessment fairly.
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Move-up buyers trading a starter home in Convent Glen for more space in Chapel Hill South.
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People new to Orléans including commuters who want to be near the new O-Train line.
If your situation is on this list, I have handled it before. As your Orléans mortgage agent I treat every file the same way, and every client gets the same promise: you should feel like my only client.
"Every client should feel like my only client." Nick Bachusky
On the ground here
The Orléans neighbourhoods Nick serves
A mortgage in Avalon is not the same conversation as a mortgage in Cumberland. I know the east end street by street, and I match the financing to the home and the buyer.
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Avalon and Cardinal Creek. Modern, fast-growing communities east of Tenth Line Road. Lots of new-build townhomes and stacked condos, where the 30-year amortisation for new construction can lower the monthly payment.
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Fallingbrook. A family-planned community off Innes Road, mid-sized detached homes and freehold towns. A balanced-market price point, room to negotiate.
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Convent Glen and Chatelaine Village. Mature, tree-lined streets near the Ottawa River, many homes built in the 1970s and 80s. Move-up buyers and renovators.
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Queenswood Heights. Older bungalows and split-levels, a genuine value pocket for first-time buyers and downsizers.
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Chapel Hill North and South. Established homes plus newer executive towns near the Innes Road shops.
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Notre-Dame-des-Champs and Orléans Village. The established, village-feel side of St. Joseph Boulevard.
Two local facts shape a lot of these files. First, the O-Train Line 1 east extension is reshaping commuter demand, with new stations at Jeanne d'Arc, Orléans Boulevard, Place d'Orléans and Trim. Buyers near the line want to lock in before that demand fully lands. Second, Orléans is one of Ontario's most Francophone communities, and I can work with you in English or French.
Whether you are buying near Place d'Orléans or refinancing toward Trim Road, you get someone who actually knows the east end. (I am a licensed Mortgage Agent working under Referral Mortgages Inc.)
Every client should feel like my only client.
What I arrange
Mortgage services for Orléans homeowners
This is the short version. Each service has its own full page for Ottawa. The same help applies right here in Orléans.
First-time home buyers.
Get pre-approved, understand your real budget, and use the programs you qualify for.
first-time home buyer mortgages in OttawaMortgage renewal.
Do not sign the first renewal letter. Decide with leverage, not loyalty.
renewing a mortgage in OttawaMortgage refinance.
Free up equity or roll high-interest debt into one lower payment.
refinancing to consolidate debt or free up equityDivorce and separation.
Keep the home where it makes sense, with a calm one-income plan.
mortgage help during separation or divorceCondo mortgages.
Orléans has a deep condo and stacked-town market, so the due diligence matters.
condo mortgages in OttawaMortgage rates.
Compare options across banks, credit unions and monoline lenders.
today's Ottawa mortgage ratesPurchase and pre-approval.
Lock a rate hold and shop with confidence.
getting pre-approved for a purchaseAgent vs bank
Should you use a mortgage broker or your bank?
A bank branch sells one shelf of mortgages, its own. A mortgage agent shops many lenders to find the one that fits you. That is the core difference, and in Ontario it is set by the rules, not by opinion.
Most people use the two titles interchangeably, and for what you actually need, the difference does not change much. I am a licensed Mortgage Agent working under Referral Mortgages Inc., not a broker, but I do exactly what people picture: shop the whole market for you.
How many lenders actually compete for your file
I have access to banks, credit unions, monoline mortgage-only companies and alternative lenders. Many of those lenders compete for your mortgage at once, and plenty of my files land somewhere other than the biggest bank. That breadth is the point. A branch cannot match it.
Why I pick on total cost, not the headline rate
A rate is not just a rate. The penalty to break the mortgage is the hidden cost, and when two lenders match on rate I lean toward the one with the smaller penalty, because life happens and rates can fall.
Why you will not find client stories here
Mortgages are private. I do not publish client names or stories. What I can show you instead is my licence, my reviews, the lenders I work with, and exactly how I would handle your situation.
"A rate is not just a rate, the penalty matters." Nick Bachusky
A rate is not just a rate, the penalty matters.
Why trust Nick
A licensed local agent, one message away
Your mortgage is one of the biggest financial commitments you will make, so it matters who is on the other side of the file. As I put it, I am one WhatsApp message away.
14 years
in mortgages
Arranging mortgages across the east end, after years on the big bank side at RBC and TD before I went independent.
FSRA brokerage licence #13316
licensed in Ontario
A mortgage agent serving Orléans at Level 1, under Referral Mortgages Inc. You can verify the licence on the FSRA public register.
Not one shelf
real lender choice
Banks, credit unions, monoline and alternative lenders. Many of them compete for the same file, and plenty of mine land somewhere other than the biggest bank.
~30 min
typical reply time
No email sits longer than about 30 minutes in business hours, with daily updates during an active file. Book any time and I am in the meeting room.
Before you commit to anything, it is worth running your own numbers on the Ottawa mortgage payment calculator, then bringing the real figures to me.
Verified Google Reviews
Real stories from Ottawa clients
4.9 stars from 64 Google reviews left by clients I have worked with across Ottawa.
Get in touch
Get in touch with Nick
Getting a mortgage does not need to be stressful. Leave your details and I reply within about 30 minutes during business hours.
Orléans mortgage FAQ
Questions Orléans homeowners ask
Do mortgage agents in Orléans charge a fee?
No. On a standard residential mortgage you do not pay me a fee. I receive a finder’s fee of around 1% of the mortgage amount from the lender when your mortgage closes (FCAC), so you get my full market of lenders. Private or non-standard files are the rare exception, and any fee is disclosed in writing first.
What is the difference between a mortgage agent and a mortgage broker?
In Ontario both are FSRA-licensed and both can shop multiple lenders for you. The main difference is licence class and supervision. I am a Mortgage Agent Level 1 working under Referral Mortgages Inc. If you have been looking for an Orléans mortgage broker, the help you are picturing is the same thing: an independent professional comparing lenders to find your lowest total cost, not a branch selling one product.
Should I use a mortgage broker or my bank in Orléans?
A bank offers only its own products. A licensed agent like me compares banks, credit unions and monoline lenders to find the better fit. Plenty of my files land somewhere other than the biggest bank, because many lenders compete for your mortgage at once. You also get help on total cost, including the penalty to break the mortgage, not just the headline rate.
How long does mortgage approval take?
A pre-approval usually takes one to three business days and can hold a rate for 90 to 120 days. Full approval, from accepted offer to closing, typically runs four to eight weeks (FCAC, Canada.ca). I aim to be broker complete about three weeks before closing, so your final weeks are about the move, not the financing. I chase your lender at least twice a day during underwriting.
What is the mortgage stress test in Ontario?
The stress test checks that you can still afford payments if rates rise. You must qualify at the higher of your contract rate plus 2%, or 5.25% (OSFI Guideline B-20). It applies to most insured and uninsured mortgages. Since late 2024, straight switches to a new lender at renewal are exempt, which gives renewers more leverage to shop. I walk you through where you land.
What credit score do I need for a mortgage?
For an insured mortgage in Canada, at least one applicant generally needs a credit score of about 600 or higher (CMHC). A stronger score widens your lender choice and can improve your rate. If your score needs work, I will tell you plainly what to fix and roughly how long it takes, instead of letting you find out after an accepted offer. Pulling credit early also catches errors or fraud.
Which Orléans and east-end areas does Nick serve?
I serve all of Orléans and east-end Ottawa. That includes Avalon, Fallingbrook, Convent Glen, Chapel Hill, Queenswood Heights, Cardinal Creek, Notre-Dame-des-Champs and out toward Cumberland. I also work across the rest of Ottawa. Whether you are near Place d’Orléans, Innes Road or the new O-Train corridor, you get a mortgage agent who knows the east-end market.
How do I get started with a mortgage agent in Orléans?
Send a WhatsApp to 613-294-4475, book a meeting, or start the online application. I will ask about your situation, goal, timing, income, down payment and budget, then come back with a clear plan. For pre-approval, have recent pay stubs, 90 days of account history for your down payment, and ID ready. There is no pressure to start.
Other Ottawa areas
Need a mortgage agent in another part of Ottawa?
I serve the whole city. Explore my other Ottawa-area pages:
Get started
Talk to a local mortgage agent in Orléans
No pressure, just quick honest answers. Start your application or book a time, tell me what you are trying to do, and I will tell you what I would do in your position.
Nick Bachusky · Mortgage Agent Level 1 · Referral Mortgages Inc. · FSRA brokerage licence #13316. Rate, penalty and rule figures are dated examples for 2026, grounded in CMHC, OSFI, FCAC and Canada.ca, and are not guarantees.