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Know your numbers

Mortgage agent commission splits, explained honestly

Every brokerage recruiting in Ontario leads with a split. Here is how to read past it and work out what you would actually take home.

The headline split is not your income

An 85/15 or 90/10 split only describes how the lender's finder's fee is divided. What you actually keep depends on every deduction that comes after it. Two brokerages quoting the same split can pay out very differently.

Fees that sit on top of the split

Look for per-deal administration fees, monthly desk or technology fees, CRM or rate-tool subscriptions, E&O insurance, compliance charges, marketing levies and franchise fees. Ask for the full list in writing — not 'we're mostly fee-free'.

Tiered and volume-based splits

Many brokerages start you lower and improve the split once you hit volume. Ask what the starting tier is, what the thresholds are, whether they reset annually, and what happens in a slow quarter.

Payout timing

Some brokerages pay within days of funding, others on a monthly cycle. If you are building a business, cash-flow timing matters as much as the percentage.

What it costs to leave

Ask who owns the client database, whether trailing commissions follow you, and whether there is a clawback or notice period. The answer tells you how confident they are that you'll want to stay.

Take this list to every interview

  1. 1What is the exact commission split, and does it change with volume?
  2. 2Are there desk fees, technology fees, compliance fees or E&O charges on top of the split?
  3. 3How quickly am I paid after a deal funds?
  4. 4Who trains me in my first 90 days, and is that person actively writing deals?
  5. 5Is my licensing course cost covered or reimbursed?
  6. 6Do I get leads, or am I expected to source every client myself?
  7. 7Which lenders can I submit to on day one, and which require volume first?
  8. 8What marketing, CRM and rate tools come included versus billed to me?
  9. 9Who owns my client database if I leave?
  10. 10Can I speak to two agents who joined in the last year?

Want the answers for us first? See how NP Mortgages compares.

We'll put our numbers in writing

Split, fees, payout timing and licensing reimbursement — all on one page, before you commit to anything.

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