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View Royal Mortgage Broker

Licensed province-wide across BC, so View Royal is covered the same way. Everything runs by phone and video — no trip required.

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Last updated 2026-10-01

Can a View Royal mortgage be handled remotely?

Yes. A mortgage broker licence in BC is provincial (mine is #MB609900), not city by city.

The process was never built around meeting in person — the application is online, documents go by email or a secure upload link, and most paperwork can be e-signed remotely. The few documents that need a witness get signed with a local lawyer or notary near you, no trip required.

Plenty of clients finish the whole process without meeting in person. View Royal works the same way.

View Royal, specifically

View Royal counted 11,575 residents in the 2021 Census, up 11.2% from 2016, faster than the Capital Region as a whole at 8.4%. Thetis Lake, one of the most popular regional parks in the Capital Regional District, is listed at Six Mile Road in View Royal/Langford; it covers 921.73 hectares and was established as Canada's first nature sanctuary in 1958. A 2024 Town report put the properties zoned exclusively for single-family homes and duplexes at approximately 78% of all properties.

My mortgage and real estate licences both cover all of BC, so for a home in View Royal you can come to me for the mortgage and for buying or selling. Mortgage documents go digital, and most signing happens remotely.

View Royal specifics: six frequent-transit stops, garden suite sizes and a transit-oriented area by the hospital

On June 18, 2024, Council adopted Zoning Amendment Bylaw No. 1135, 2024, allowing secondary suites and/or garden suites and a minimum of three, four or six dwelling units on lots exclusively zoned for a single-family dwelling or duplex, depending on location and lot size. The six-unit areas are the 400-metre buffers around View Royal's six prescribed frequent transit stops, four along Island Highway and two on Helmcken Road, where on-site residential parking is not required except for accessible parking.

Garden suites are permitted on all properties that allow a single-family detached dwelling and are appropriately zoned, and a property with a house and a secondary suite may also have a garden suite. A garden suite can house family or long-term tenants but cannot be used as a short-term rental or strata titled. It needs a development permit and a building permit; the development permit fee is $550, or $750 with a variance. The garden suite floor-area caps listed in the Town's May 2024 report are 37 m² on lots up to 549 m², 60 m² on lots of 550 to 999 m², and 65 m² on lots of 1,000 m² or more.

In May 2024 the Town designated a Transit Oriented Area on Hospital Way, next to Victoria General Hospital. In September 2023, Canada, BC and BC Transit funded dedicated transit and bike lanes along portions of the Old Island Highway in View Royal, building on the Blink RapidBus line launched that April. The Province issued View Royal's housing target order on July 30, 2024, and the Town reported 260 net new units in its first year (August 1, 2024 to July 31, 2025).

View Royal is on the speculation and vacancy tax list, with an annual declaration for owners, and foreign buyers of residential property here pay the additional property transfer tax. Under the provincial principal residence requirement, short-term rentals are limited to the host's principal residence (plus one suite on the same property), and the Town does not allow garden suites to be rented short term at all.

Common questions

Can a View Royal lot have both a secondary suite and a garden suite?

Yes. The Town says a property with a single-family dwelling and a secondary suite may also have a garden suite. The garden suite needs a development permit and a building permit, and it cannot be a short-term rental or be strata titled.

Which View Royal lots can have six units?

Lots within 400 metres of the Town's six prescribed frequent transit stops, four on Island Highway and two on Helmcken Road, where on-site residential parking is not required except for accessible parking. Other lots previously limited to a house or duplex are allowed a minimum of three or four units.

You are not local to View Royal — can I still reach you if something comes up?

Contact and response times are the same no matter where you are: (604) 727-1629, Monday–Saturday 8am–8pm for a same-day reply, otherwise the next business slot.

Since the property is in View Royal, do I need a broker based there instead?

Not necessarily. The licence is provincial and most lenders do not underwrite based on where the broker sits. Whether remote makes sense for your situation is a ten-minute call.

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Sources

The figures, taxes, fees, dates and bylaw status on this page come from the sources below; the date after each one is when it was opened and checked. Rules and fees change, so go by the latest version from each source.

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