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Things worth writing down once and pointing at, rather than explaining on the phone for the ninetieth time.
Two to four units · most recent
What a three-decker actually costs to own
The rent is not income. It is income minus vacancy, minus the boiler, minus the year the second-floor tenant leaves in February — and the lender only counts three-quarters of it anyway.
August 18, 2026 · 7 min
First house
The two weeks before you make an offer
Almost every problem that surfaces in week four is visible in week zero. Here is what to do with the fortnight nobody uses.
Jul 29, 2026 · 6 min
Read moreSelf-employed
Self-employed? How two years of returns get read
Your accountant optimised for a low tax bill. An underwriter reads the same pages looking for repeatable income. The gap between those two readings is the whole conversation.
Jul 8, 2026 · 8 min
Read moreRates
Why your rate quote changed since Tuesday
Nobody moved the number to catch you out. Mortgage pricing moves with the bond market, and a quote that is not locked is a snapshot, not a promise.
Jun 16, 2026 · 5 min
Read moreCondos & mills
Condo warrantability without the acronyms
You can be a perfect borrower and still be declined because of who owns the flat on the third floor, how much of the ground floor is a coffee shop, and what the reserve line says.
May 27, 2026 · 7 min
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