Owe CRA tax arrears or have a tax lien registered against an Ontario property? Sarah Colucci assesses refinance, second-mortgage, and short-term private-lending options based on equity, title, payout requirements, affordability, and a sustainable exit plan. Legal and tax advice may be required. Call 647-773-4849.
Mortgage eligibility and pricing depend on the property, requested loan amount, verified income, credit history and each lender's current guidelines. Sarah reviews the complete application rather than relying on one advertised rate or one automated rule.
Sarah Antonia Colucci is a licensed Mortgage Agent Level 2 with access to more than 50 lenders. She compares available mortgage structures, explains costs and restrictions, and identifies the documents a lender will need before an application is submitted. The initial consultation is free, and recommendations remain subject to lender review, property acceptance and full underwriting.
A useful review normally includes the mortgage balance or purchase price, available equity or down payment, household income, monthly obligations, credit history and the client's short- and long-term plans. Looking at these details together helps distinguish a low headline rate from a mortgage that actually fits the client's situation.
Tax arrears are amounts owed to the Canada Revenue Agency that have not yet been formally secured against your property. CRA has the authority under federal legislation to register a charge against real property to secure unpaid tax debt — sometimes described as a lien or certificate — at a land registry office. Many homeowners are unaware such a charge exists until a title search is conducted. The distinction matters because an unregistered arrears balance and a registered charge on title are handled differently in a mortgage or refinancing transaction. A real estate lawyer conducting a title search will identify any registered charges, and a tax professional can advise on the status of your CRA account.
A charge registered against your property by CRA is a factor that lenders, title insurers, and your real estate lawyer will need to address. How it affects your transaction — including questions of priority, whether it needs to be paid out at closing, and how a discharge or postponement might be arranged — depends on the specific registration, the lender's requirements, and the title insurer's position. These are file-specific determinations that fall squarely within the professional judgment of your real estate lawyer and, where applicable, your tax professional. I flag registered charges as part of the equity review process and work alongside your legal team from there.
If sufficient equity exists, refinancing can generate funds that may be used to pay a CRA balance — which in turn can lead CRA to discharge or release its registered charge, where one exists. CRA's guidance indicates it may remove a lien or charge once the underlying debt is paid. Whether a refinance is viable in your situation depends on your available equity, your income qualification, the total of all registered charges, and your lender's requirements. I model the equity and qualification side; your lawyer handles the charge and discharge mechanics; and your tax professional advises on the underlying tax obligations and any filing requirements.
Lenders will generally want to understand the full picture of registered charges on title, which a title search will reveal. You may also be asked to provide a CRA account statement showing the outstanding balance, documentation of any existing repayment arrangement with CRA, and your standard mortgage qualification documents — income verification, property information, and existing mortgage details. Every lender handles CRA arrears situations differently, so the exact requirements will depend on the lender. I prepare and organize your file carefully and communicate with your legal team to make sure nothing is missing before submission.
For a personalized review, call Sarah at 647-773-4849 or request a free consultation. Rates, qualification and product availability can change without notice and are confirmed only through a complete lender application.