计算房贷违约金需要按揭合同里的哪 5 个数字？Which 5 numbers from your mortgage statement do you need to calculate the discharge penalty?
填进按揭合同里的 5 个数字Five numbers from your mortgage statement
银行类型选错是误差最大来源——选对之后，估算 ±10-15%。 Picking the wrong bank type is the biggest error source — pick correctly and estimate is ±10-15%.
两个公式 · 取较高Two formulas · larger applies
这个数字有多准？How precise is this? +
银行类型选对：±10-15%。剩余误差来自： If lender type is correct: ±10-15%. Remaining error sources:
- Day-count: 银行用 actual/365，公式用 month/12（±2-3%）Day-count: banks use actual/365, formula uses month/12 (±2-3%)
- Compounding: 部分按揭按 semi-annual 而非 monthly（±1-3%）Compounding: some mortgages are semi-annual, not monthly (±1-3%)
- Scotia / TD 减 original discount（这个算法没在估算里 · 实际 IRD 略低）Scotia / TD subtract original discount (not modeled · actual IRD slightly lower)
- Minimum penalty / partial-prepayment offsets（极少触发）Minimum penalty floors / partial-prepayment offsets (rarely triggered)
银行选错（比如 Big 5 客户填了 monoline rate）：±30%+，IRD 会被低估 50% 以上。If lender type is wrong (e.g., Big 5 client uses monoline rate): ±30%+, IRD underestimated by 50%+.
加拿大房贷违约金计算的两个公式是什么？30 秒看懂What are the two formulas used to calculate Canadian mortgage discharge penalties?
两个公式 · 三十秒看懂 Two formulas · understood in 30 seconds
每一家银行的 mortgage agreement 里都有这两个公式，文字写法可能不一样，数学一致。 Every lender’s mortgage agreement contains these two — wording varies, math doesn’t.
举例：$500,000 余额 × 4.79% ÷ 12 × 3 = $5,988 Example: $500,000 × 4.79% ÷ 12 × 3 = $5,988
所有 variable rate 房贷只用这个；fixed rate 用这个作为 floor。 Variable rate uses this only; fixed rate uses it as the floor.
举例（Big 5）：$500,000 × (6.79% − 4.79%) × 24 ÷ 12 = $20,000 Example (Big 5): $500,000 × (6.79% − 4.79%) × 24 ÷ 12 = $20,000
举例（Monoline）：同样 $500K · 24 mo · contract 4.79%，但 monoline 用 current contract rate (≈5.29%)：$500,000 × (5.29% − 4.79%) × 24 ÷ 12 = $5,000 Example (Monoline): Same $500K · 24 mo · contract 4.79%, but monoline uses current contract rate (≈5.29%): $500,000 × (5.29% − 4.79%) × 24 ÷ 12 = $5,000
同一笔贷款，Big 5 罚 $20K，monoline 罚 $5K——差 4×。差异完全来自 comparison rate 的口径。 Same loan: Big 5 charges $20K, monoline $5K — 4× difference. All from the comparison rate.
为什么同样金额，罚款差 3-5×Why the same balance gets charged 3-5× more
IRD 公式只有一个，但 “comparison rate” 怎么取，每家口径不一样。这是同样 $500K · 4.79% · 24 个月剩余的对照——按当下 (2026-05) 利率环境估算。 One IRD formula, but each lender computes “comparison rate” differently. Below: same $500K · 4.79% · 24 months left — estimated under current (2026-05) rate environment.
数据出处：各家 mortgage agreement 公开条款 + FCAC 2024 年度 mortgage prepayment 报告。具体数字以你 lender discharge statement 为准。 Sources: each lender’s published mortgage agreement + FCAC 2024 mortgage prepayment report. Final figure: your lender’s discharge statement.
Break-even 公式：每月利息节省能不能盖过 penalty？Break-even: do monthly interest savings outpace the penalty?
Break 一份按揭只为一件事：换个低利率的新合同。所以问题就是——换之后省下的利息，能不能比现在罚的钱多。 You break a mortgage for one reason: a lower rate. So the question is whether the saved interest exceeds the penalty.
规则：break_even_months 小于 months_remaining → 值得 break。 Rule: if break_even_months < months_remaining → break pays off.
Big 5 客户：$500K · 4.79% · 24 mo · penalty $20K · 新利率 3.99%Big 5 client: $500K · 4.79% · 24 mo · penalty $20K · new rate 3.99%
= $500K × 0.8% ÷ 12 = $333
break_even = $20K ÷ $333 = 60 mo
60 个月 > 24 个月剩余 → 不值。60 mo > 24 mo remaining → not worth it.
同样情况 monoline 客户 penalty $5K：break_even = 15 mo < 24 mo → 值得。Same scenario, monoline client penalty $5K: break_even = 15 mo < 24 mo → worth it.
真实情况比这复杂一层：新合同的 5-year term 比剩余 24 个月长，所以你 break 之后那笔利息节省其实持续 60 个月（不只 24 个月）。如果你确定要持有这房子 5 年以上，break_even 用 60 个月分母去算更合理。但不要假设你一定能 5 年不动——加拿大平均按揭持有 3.8 年（CMHC 2024）。 Reality is one layer deeper: the new mortgage’s 5-year term is longer than the remaining 24 months, so savings actually run for 60 months (not 24). If you’re certain you’ll hold 5+ years, recompute break-even over 60 months. But don’t assume you’ll stay put — Canadians hold mortgages 3.8 years on average (CMHC 2024).
不想付高额房贷违约金有什么替代方案？What alternatives exist if you don’t want to pay a hefty mortgage discharge penalty?
Penalty 不是唯一的路Paying isn’t the only path
Portability · 按揭搬家Portability
把现有按揭”搬”到新房子。卖旧房 + 买新房 30 天内同时 closing，原合同条款 + 利率不变，完全 0 penalty。新房贵需要补钱时，多出来部分按当下利率做 blend。 Move your existing mortgage to a new property. Sell + buy within 30 days, same rate and terms continue, zero penalty. If new property is more expensive, the extra is blended at current rate.
条件：lender 同意 + 30 天 window + 你能 qualify 当下 stress test Conditions: lender approval + 30-day window + qualify under current stress test
Blend-and-Extend · 利率混合 + 续期Blend-and-Extend
不 break，把现有合同 + 新利率 blend 成一个新利率，term 延长（比如 24 个月剩 → 重新签 5 年）。无 penalty，但 blend 后的利率比纯当下低利率高。Lender 用这个挽留你不让你 break 跑路。 Don’t break — blend old contract with new rate into a single rate, extending term (e.g., 24 mo left → new 5-yr). No penalty, but blended rate is higher than the pure current low rate. Lenders use this to keep you.
注意：blend 完不能再 portability — 算清账再签 Watch: blend disables portability — model the math first
等 Maturity · 续约口Wait for Maturity
合同到期前 最后 3-6 个月 是 “open period”——大部分银行此时 break 无 penalty。可以提前找新 lender 锁利率，maturity 当天直接转过去。 The final 3-6 months before maturity is the “open period” — most lenders allow break with no penalty. Lock a new lender’s rate ahead, switch on maturity day.
条件：剩余 term 接近 maturity · 检查合同 “early renewal” 条款 Conditions: near maturity · check “early renewal” clause
关于房贷违约金About mortgage penalty
Q1. 朋友 break 罚 $3,000，我同样金额罚 $20,000，怎么差这么多？ Q1. My friend’s penalty was $3,000, mine is $20,000 — same balance. Why?
99% 的概率：你在 Big 5（RBC / TD / Scotia / BMO / CIBC），他在 monoline（First National / MCAP / 信合社）。两家用 IRD 公式时 “comparison rate” 取的不一样——Big 5 用 posted rate（当下约 6.79%），monoline 用 contract rate（当下约 5.29%）。同样 contract 4.79%、剩余 24 个月、$500K：Big 5 算出 IRD = $20K，monoline 算出 IRD = $5K。不是你比他倒霉，是你当年签按揭时选了利率最便宜的 Big 5 但忽略了 break 条款的代价。 99% odds: you’re at a Big 5 (RBC / TD / Scotia / BMO / CIBC), they’re at a monoline (First National / MCAP / credit union). The IRD comparison rate differs — Big 5 use posted rate (~6.79%), monoline use contract rate (~5.29%). Same 4.79% contract, 24 months left, $500K: Big 5 IRD = $20K, monoline IRD = $5K. Not bad luck — you picked the cheapest rate but didn’t price the break clause.
Q2. Variable rate 真的只罚 3 个月利息吗？有没有例外？ Q2. Is variable rate really just 3 months’ interest? Any exceptions?
95% 是的。FCAC 和银行业惯例都按 3MI 处理 variable rate prepayment。例外情况：(1) “Convertible variable” 产品——你之前已经把 variable 转成 fixed 了，按 fixed 公式算。(2) Manulife One 等 HELOC-style mortgage——按余额分类计算，可能有最低 penalty floor。(3) 5/5 ARM 等 hybrid 产品——读你的 mortgage agreement 看 “prepayment” 那一段，写得清清楚楚。 95% of the time, yes. FCAC and industry practice treat variable as 3MI. Exceptions: (1) “Convertible variable” — if you converted to fixed before breaking, fixed formula applies. (2) Manulife One / HELOC-style — calculated by tranche, may have minimum penalty floor. (3) 5/5 ARM hybrids — read the “prepayment” section of your mortgage agreement; it’ll spell it out.
Q3. 我要卖现在房子换大房子，怎么躲掉 penalty？ Q3. I’m selling and buying bigger — how do I avoid the penalty?
用 Portability。大部分加拿大按揭都允许把按揭”搬”到新房子上——卖旧房 closing 和买新房 closing 在 30 天内（部分 lender 给到 60-120 天），原利率 + 原条款继续，0 penalty。新房比旧房贵的部分用当下利率 blend 进去。三个前置条件：(1) lender 在按揭合同里明确允许 portability（96% 都允许，但要看），(2) 你在新房 closing 时还能通过当下 stress test，(3) 30 天 window 内 closing 顺序协调好——这个最容易掉链子，律师必须配合好。如果你 5 年内可能还要换房，签按揭时就把 portability 写进去当硬条件。 Use Portability. Most Canadian mortgages allow porting to a new property — sell + buy closings within 30 days (some lenders 60-120), original rate + terms continue, zero penalty. The price difference is blended at current rate. Three preconditions: (1) lender explicitly allows portability (96% do — verify), (2) you re-qualify under current stress test at the new closing, (3) 30-day window is met — coordination is the hardest part, brief your lawyer early. If you might move within 5 years, make portability a hard requirement when signing.
Q4. Renewal 前 6 个月 break 还会被罚吗？ Q4. Will I still be charged within 6 months of renewal?
大部分情况：不会。合同到期前 3-6 个月通常是 “open period”——按揭可以无 penalty 提前结清。具体看你 mortgage agreement 里 “early renewal” 或 “open prepayment” 那一节。但要查两件事：(1) 是不是真的全免——有些 lender 会算到 maturity 日的 prorated 利息（不算 penalty 但要付，金额小）。(2) Open period 内重新签新合同有没有利率优势——lender 此时议价能力低，是你拿低利率的好时机。实操：maturity 前 6 个月开始货比 3 家，提前锁新 lender 利率，然后 maturity 那天直接 switch。 Mostly: no. The final 3-6 months before maturity is typically the “open period” — discharge with no penalty. Check your mortgage agreement under “early renewal” or “open prepayment”. Two things to verify: (1) is it fully waived — some lenders charge prorated interest to maturity (small, not a penalty). (2) Use the open period to negotiate — lenders have low leverage to retain you. In practice: shop 3 lenders 6 months out, lock a new rate, switch on maturity day.
Q5. 这个计算器算的数和银行实际数差多少？误差能不能再缩小？ Q5. How precise is this vs the bank’s actual quote? Can the error be reduced further?
选对银行类型：±10-15%。剩余误差来自三个无法消除的物理误差：(1) Day-count——银行用 actual/365，公式用 month/12（±2-3%）；(2) Compounding——部分按揭按 semi-annual 而非 monthly（±1-3%）；(3) Scotia / TD 减原始 discount 这个变量公式没建模（实际 IRD 略低于估算）。这三项加起来 ≈ ±10-15%，这是教育版本能做到的下限。 If lender type is correct: ±10-15%. Remaining error comes from three physical sources you can’t remove: (1) Day-count — banks use actual/365, formula uses month/12 (±2-3%); (2) Compounding — some mortgages are semi-annual, not monthly (±1-3%); (3) Scotia / TD subtract original discount — not modeled here (actual IRD slightly lower than estimate). Sum ≈ ±10-15% — this is the floor for an education-grade tool.
更准的唯一办法是打电话给 lender 问 quote——免费、5 分钟、给你的是律师 discharge statement 上要付的精确数字。建议流程：用这页大致判断”该不该 break”→ 如果倾向 break，打电话拿真实 quote → 用真实 quote 重算 break-even。计算器的价值不是替代银行 quote，是帮你决定要不要花那 5 分钟去打电话。 The only way to get more precision is to call your lender for a quote — free, 5 minutes, identical to the discharge statement number. Recommended flow: use this page to gauge whether breaking is worth exploring → if leaning yes, call for the exact quote → re-run break-even with the real number. The calculator decides whether to spend the 5 minutes calling, not whether to break.
