Soft vs. Hard Credit Checks in Canada: What Homebuyers Need to Know

What’s a soft credit check?

A soft check is a quick look at your credit for education or pre-screening (think: you checking your own score or a bank pre-qualifying you). It doesn’t impact your score and isn’t used to underwrite a mortgage.

What’s a hard credit check?

A hard check happens when you formally apply for credit—like a mortgage. It’s visible to other lenders and may cause a small, temporary dip in your score. Lenders, insurers (CMHC/Sagen/Canada Guaranty), and underwriters rely on the full file from Equifax/TransUnion to verify your debts, limits, payment history, and utilization.

Why your mortgage broker needs a credit check now (not later)

1) Real pre-approval, not a guess

In Alberta’s fast-moving markets (Calgary, Edmonton, Airdrie, St. Albert), sellers want offers backed by a true pre-approval. That requires a hard pull so we can confirm income, debt ratios, and policy fit—before you write an offer.

2) Rate holds & strategy

A hard check lets us secure a rate hold and tailor a product strategy (fixed vs. variable, 25- vs. 30-year amortization, portability, penalty profile). Waiting could mean losing a rate window or choosing the wrong product for your goals.

3) Prevent surprises

A full report can reveal old collections, high utilization, or reporting errors. Catching issues early gives us time to fix them or pick a lender with guidelines that fit your file. Waiting until offer time risks delays, re-pricing, or declines.

4) Compliance & insurer approval

Brokers and lenders must verify credit to meet federal guidelines and, if needed, obtain default insurance approval. A soft check doesn’t meet that standard.

“Will multiple pulls hurt my score?”

Mortgage inquiries done as part of rate shopping are typically treated as part of a single application period by scoring models. The impact is usually minor compared to the benefit of a strong approval and better pricing.

If you’re worried about your score:

• Keep balances under ~30% of limits.

• Avoid new credit until after closing.

• Settle any missed payments and dispute clear errors.

• Ask me to review timing—we’ll only pull when it meaningfully advances your approval.

Bottom line

If you want a reliable pre-approval, a rate hold, and fewer surprises, we need to complete a hard credit check now—not later. It’s the safest path to a smooth, confident purchase.

Book a free consultation, download my mortgage calculator app, or subscribe to my newsletter for the latest mortgage tips!