Kamloops
Lending guidelines for Kamloops, British Columbia
Last reviewed by Tekamar Mortgage Fund on
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Kamloops is a self-sufficient regional hub, not some volatile resource town. We can go up to 70.0% LTV here because the economy is highly diversified and the real estate market is incredibly stable. It’s a liquid market with a predictable resale environment, making for an easy exit strategy.
Kamloops Market Analysis
Kamloops is a practical, highly diversified hub situated where the North and South Thompson rivers meet and the Coquihalla and Trans-Canada highways intersect. With a population of 97,902—reflecting a steady 8.4% growth rate since 2016—this is a stable interior market. It avoids the volatile cycles of typical resource towns because of its broad economic base. This resilience is why we class it in our top lending tier, offering up to a 70.0% loan-to-value (LTV) on residential files.
Our underwriting relies heavily on economic diversity, and Kamloops delivers. The local economy is anchored by major public institutions. Health care and social assistance lead the workforce at 15.6%, supported by Royal Inland Hospital. Retail trade follows at 13.6%, and construction makes up 9.0%. Educational services, driven by Thompson Rivers University, employ 6.7%. This employment mix creates reliable, year-round housing demand from healthcare professionals, educators, and tradespeople. This stability keeps local property values predictable and ensures clear exit strategies.
From a lending perspective, the demographic fundamentals are solid. The median age is 41, and 64% of the population falls within the prime working-age bracket of 15 to 64. Infrastructure is excellent; 42.5% of residents enjoy a commute of under 15 minutes, with an overall average commute time of 20.0 minutes. This balance of lifestyle and accessibility continues to attract buyers from more expensive coastal markets.
Single-detached homes represent 50.3% of the housing stock, catering to families moving into the surrounding hillsides. Meanwhile, the university student body and workforce sustain demand for alternative housing types, with duplexes accounting for 9.6% and apartments under five storeys making up 16.5%.
We assign Kamloops a community desirability score of 9/10 and an economic score of 7/10. This is a deep market with reliable comparables and steady transaction volume. If you have clients looking for a bridge loan to secure a property in Aberdeen before their current home sells, an equity second mortgage for renovations, or debt consolidation after a life event, we want to look at it. If your Kamloops file does not fit standard bank guidelines, send it to Tekamar.
Frequently Asked Questions
We cap out at 70.0% LTV because Kamloops has proven to be a highly stable, liquid market. This predictability gives us the clear exit strategy we need to comfortably place funds.
It's a diversified hub driven by healthcare, retail, construction, and the university, rather than a single mine or mill. This economic resilience means residents have stable jobs, translating to steady housing demand and reliable mortgages.
We are a safety-first lender, so any deal without a clear, predictable exit strategy will get rejected. If the property is so niche or poorly located that it won't sell in a reasonable timeframe, we won't touch it.
Our Mortgage Products Available in Kamloops
| Mortgage Product Name | Max LTV | Key Notes for Kamloops |
|---|---|---|
| Construction Mortgages | 62.0% | Standard product terms |
| Credit Repair and Debt Consolidation | 70.0% | Standard product terms |
| Variable Income | 70.0% | Standard product terms |
| Bare Land and Unique Properties | 65.0% | Standard product terms |
| Bridge Financing | 70.0% | Standard product terms |
| Equity Lending / Refinance | 70.0% | Standard product terms |
| Purchases | 70.0% | Standard product terms |
Detailed Mortgage Product Information
Construction Mortgages
Maximum Loan-to-Value (LTV) for Construction Mortgages in Kamloops:
62.0 %
“Wait, you’re a MIC that actually does construction?”
Here’s something that makes brokers do a double-take. Yes, we do construction mortgages. No, that’s not a typo.
But before you start sending us your client with the 580 credit score who wants to build their dream home, let’s be clear: these aren’t your typical MIC deals. We only do construction for bankable clients. People the banks would ...
Credit Repair and Debt Consolidation
Maximum Loan-to-Value (LTV) for Credit Repair and Debt Consolidation in Kamloops:
70.0 %
“Their credit report reads like a horror novel, but the house was just renovated and is worth a lot…”
Here’s what happens when life takes a wrong turn. A bad business venture. Workplace Injury. That divorce that dragged on for two years. Suddenly your credit score looks like a batting average and the banks won’t even return your calls.
But here’s the thing – none of that changes what your ho...
Variable Income
Maximum Loan-to-Value (LTV) for Variable Income in Kamloops:
70.0 %
“Their income is all over the map, but there’s definitely income…”
Here’s a funny thing about lending based on Line 15000 of your Notice of Assessment: It’s a neat little box to underwrite against. Works great if you’re a salaried employee. Not so great if you’re running a fishing charter in Campbell River where thres fishing season, and the rest of the year.
We get it. Income isn’t always ti...
Bare Land and Unique Properties
Maximum Loan-to-Value (LTV) for Bare Land and Unique Properties in Kamloops:
65.0 %
“The appraisal came back as ‘property type: other’…”
Here’s a truth about real estate that nobody wants to admit: not everything fits in a box. Banks have boxes. Nice, tidy boxes labeled “single family home” and “condo” and “townhouse.” Their computer systems literally don’t have a dropdown menu option for “converted church with commercial kitchen” or “geodesic dome on 40 acres.”
We’ve funded...
Bridge Financing
Maximum Loan-to-Value (LTV) for Bridge Financing in Kamloops:
70.0 %
“Subjects came off their current home last week but their new place closes Friday…”
Here’s a funny thing about bridge financing: everyone thinks it’s complicated. It’s not. Someone needs to close on their new house before their old house sells. Or their sale fell through after they removed subjects on their dream home. Or they found the perfect downsizer condo but haven’t listed the family hom...
Equity Lending / Refinance
Maximum Loan-to-Value (LTV) for Equity Lending / Refinance in Kamloops:
70.0 %
“They have tons of equity but don’t qualify under B20…”
Here’s the thing about equity lending: it exists because banks literally can’t do it. B20 guidelines require income verification. Full stop. No wiggle room. No common sense exceptions.
We’re provincially regulated. The funds we lend on come from individual investors, not the Bank of Canada. So when your client has 50% equity but their in...
Purchases
Maximum Loan-to-Value (LTV) for Purchases in Kamloops:
70.0 %
Moving is supposed to be exciting. New town, new job, new chapter. So why do banks act like you’re asking for their firstborn when you need a mortgage?
“You haven’t been at your new job for thre months”
“Your self-employment income doesn’t count in a new market.”
“We need to see established a year if you are part time contract - even if you’re working 40 hours under your new role”
Meanwhile...