Definition
The negotiated spread is the difference, in basis points (bps) or percent, between the posted rate and the rate you actually obtain in the contract. 100 bps equals 1%.
In Canada in 2026, the median negotiated spread via an AMF-licensed mortgage broker is around 40 to 70 bps on a 5-year fixed for a standard file (LTV ≤ 80%, credit score 720+, stable salaried income). On an excellent file (LTV ≤ 65%, score 800+), the spread can reach 90-100 bps.
Factors that widen the spread: broker volume with the lender, promotional periods, active lender competition, clean file, insured vs. conventional. Factors that narrow it: B-lender file, LTV > 80% at certain lenders, short term.