Delta Mortgage Broker

Working with me in Delta

In Delta it can go any way you prefer — in person, video, or phone.

Documents can still go digital if that is easier, or we meet wherever suits you.

Delta, specifically

Delta counted 108,455 residents in the 2021 Census, up 6.1% from 2016, and the City's 2025 annual report puts it at about 110,000. It covers about 180 square kilometres, bordered by the Fraser River to the north, the US border and Boundary Bay to the south, Surrey to the east and the Strait of Georgia to the west. Its three communities are quite different: Ladner is a heritage fishing village on the Fraser River and the hub of Delta's farming; Tsawwassen is a beachside town next to the border and the BC Ferries terminal; and North Delta is the largest — home to 54.8% of Delta's population in the 2016 Census — and the densest.

My mortgage and real estate licences both cover all of BC, so for a home in Delta you can come to me for the mortgage and for buying or selling.

Delta's bottom lines: dikes, farmland and Burns Bog, and Tsawwassen First Nation land

Delta's farmland lies in the Fraser River floodplain, in lowlands at or below sea level during high tides. The City maintains over 63 kilometres of flood protection — river dikes along the Fraser and coastal dikes on the west and south — plus 31 drainage pump stations, and its Official Community Plan sets a standard of protection against 500-year tidal and river floods with an allowance for sea level rise to 2100. Low-lying and waterfront lots may carry a restrictive covenant on title setting a minimum building elevation for habitable space or a minimum setback from the water, and minimum flood elevations across Delta are on the City's DeltaMap. Any change to a dike, or to the land next to it, needs the provincial Inspector of Dikes' written approval first.

About 9,000 hectares — half of Delta's land — is in the Agricultural Land Reserve, and about 75% of that is actively farmed. Burns Bog covers about 3,000 hectares and is managed as an Ecological Conservancy Area; the Delta Nature Reserve is the only part open to the public. Tsawwassen First Nation land works differently again: homes there are residential leasehold interests on land registered to TFN, and all of the leasehold residential properties are on the former reserve lands. TFN levies and collects its own property taxes, due July 2, and homeowners claim TFN's Home Owner Grant Equivalent through its online portal rather than the provincial grant.

Delta adopted its small-scale multi-unit housing rules on June 24, 2024. On RS, RD and some CD zones, lots up to 280 m² can have three units and larger lots four, or six within 400 metres of frequent transit. A lot can combine a house or duplex, secondary suites (one in a house, two in a duplex) and up to two garden suites or coach houses, with one parking space per unit — except units under 33 m² and properties within 400 metres of frequent transit on Scott Road. Secondary suites haven't needed a rental permit since April 8, 2024, but a home with a suite must have a water meter, and for a limited time the City's Home Suite Home program waives building permit application fees to legalize an existing suite.

Delta's only provincially designated Transit-Oriented Area is around Scottsdale Exchange and crosses the boundary from Surrey: at least a floor space ratio of 4.0 and 12 storeys within 200 metres, and 3.0 and 8 storeys between 200 and 400 metres. Along the Scott Road Corridor, buildings of 6 to 32 storeys are generally possible where a significant community contribution is provided. To the south, the Fraser River Tunnel Project will replace the George Massey Tunnel with a toll-free, eight-lane immersed-tube tunnel; early construction began in January 2026, and the Province's July 2026 update puts estimated completion at September 2031.

Common questions