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Mortgage administrators, brokers and lenders : FINTRAC's requirements

New – effective October 11, 2024

From: Financial Transactions and Reports Analysis Centre of Canada (FINTRAC)

Determine if FINTRAC’s anti-money laundering and anti-terrorist financing requirements will apply to you as of October 11, 2024 and understand what you will have to do to comply.

On this page

This page will evolve as FINTRAC develops information and resources for mortgage administrators, brokers and lenders.

Who will have to comply

As of October 11, 2024, persons or entities in the mortgage sector will be subject to the Proceeds of Crime (Money Laundering) and Terrorist Financing Act (the Act) and will have the obligations listed on this page.

The mortgage sector is comprised of:

Definitions

Mortgage administrator
A person or entity, other than a financial entity, engaged in the business of servicing mortgage agreements on real property or hypothec agreements on immovables on behalf of lenders.
Mortgage broker
A person or entity that is authorized under provincial legislation to act as an intermediary between a lender and a borrower with respect to loans secured by mortgages on real property or hypothecs or immovables.
Mortgage lender
A person or entity, other than a financial entity, engaged in the business of providing loans secured by mortgages on real property or hypothec on immovables.

Legal references

Summary of requirements

As of October 11, 2024, you will be responsible for the following requirements under the Act and its associated Regulations:

Note: The requirements listed under “Further readings” will be adapted to include information related to the mortgage sector in advance of the coming into force date (dates to be determined).

Implement a compliance program

You must establish and implement a compliance program. The following elements must be included in your compliance regime:

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Act, section 9.6
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations
    • section 156
    • section 157

Report transactions

You must submit the following reports to FINTRAC:

Suspicious Transaction Report

You must submit this report when there are reasonable grounds to suspect that a financial transaction that occurs or is attempted in the course of your activities is related to the commission or attempted commission of a money laundering or a terrorist activity financing offence.

Further reading:

This guidance replaces the following guidance, which has been archived online:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Act, section 7
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Suspicious Transactions Reporting Regulations
    • section 9
    • schedule 1

Terrorist Property Report

You must submit this report when you know there is property in your possession or control that is owned or controlled by or on behalf of a terrorist or a terrorist group.

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Act, section 7.1
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Suspicious Transactions Reporting Regulations
    • section 10
    • schedule 2

Large Cash Transaction Report

You must submit this report when you receive $10,000 or more in cash in the course of a single transaction. This includes:

Certain exceptions exists for reporting large cash transactions. Please refer to guidance listed below (further reading) for more information.

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Act, section 9(1)
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations
    • section 64.2
    • section 126
    • schedule 1

Large Virtual Currency Transaction Report

You must submit this report when you receive virtual currency in an amount equivalent to $10,000 or more in a single transaction. This includes:

Certain exceptions exist for reporting large virtual currency transactions. Please refer to guidance listed below (further reading) for more information.

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Act, section 9(1)
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations
    • section 64.3
    • section 129
    • schedule 4

Keep records

You must keep the following records:

All records must be kept for at least 5 years.

Further reading:

While there is currently no FINTRAC guideline available for the mortgage sector in regards to their specific record keeping obligations, you may consult the Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations for more information.

Exception on keeping records

If you are required to keep a record with information that is readily available in other records, you do not have to record the information again.

You do not have to keep records of a large cash transaction, a large virtual cash transaction or a receipt of funds records if the amount received is from:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations
    • section 64.4
    • section 64.5
    • section 154(2)
Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Act, section 6
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations
    • section 64.4
    • section 64.5
    • section 64.6
    • section 108
    • section 123(4)
    • section 123(5)
    • section 134(2)
    • section 136(2)
    • section 138(3)
    • section 144
    • section 145
    • section 146(1)
    • section 148
    • section 149

Know your client

You must verify the identity of any person or entity for the following transactions, or when the following records are required to be kept:

To do so, you must use the methods prescribed in the Act and associated Regulations.

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Act, section 6.1
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations, section 102.1

Business relationships and ongoing monitoring

The first time you enter into a business relationship with a client, you must verify their identity.

You must periodically conduct ongoing monitoring of that business relationship, based on a risk assessment.

If the risk of that client is deemed high, you must also:

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations
    • section 4.1(c)
    • section 123.1
    • section 157

Third party determination

You must take reasonable measures to determine whether a third party is involved when you:

In cases where you determine that a third party is involved, you must take reasonable measures to obtain specific information about the third party and the relationship with the conductor of the transaction or the client for which the information record is kept.

If you are not able to determine, but have reasonable grounds to suspect that a third party is involved, you must keep a record that describes whether your client indicated that they are acting on their own behalf and your reasonable grounds to suspect that the person or entity is acting on behalf of a third party.

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations
    • section 134
    • section 136

Politically exposed persons

When you enter into a business relationship or when you receive an amount of $100,000 or more in cash or virtual currency, you must take reasonable measures to determine whether you are dealing with the following people:

When you determine that you are dealing with any of these persons, you must take reasonable measures and additional actions, as required.

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations
    • section 120.1
    • section 122.1
    • section 123(4)
    • section 123(5)

Apply ministerial directives

Ministerial directive requirements apply to all reporting entity sectors unless otherwise specified in the directives.

Further reading:

Legal references
  • Proceeds of Crime (Money Laundering) and Terrorist Financing Act, section 11.42

FINTRAC assessment expectations

To ensure compliance with the Act and its associated Regulations, FINTRAC is authorized to conduct compliance examinations to assess whether you are meeting your requirements under the law.

Some areas of review can include:

To learn more about FINTRAC assessments, review the FINTRAC assessment manual.

Note: FINTRAC’s compliance activities will be focused on assisting the mortgage sector in understanding their obligations. FINTRAC plans on engaging with the sector and conducting outreach activities before and after the coming into force of the new obligations on October 11, 2024.

Penalties for non-compliance

FINTRAC has the legislative authority to issue administrative monetary penalties to reporting entities that are found to be non-compliant with the Act and its associated Regulations.

Glossary

FINTRAC's guidance glossary includes terminology defined in the Act and its associated Regulations, as well as terms used throughout the guidance.

Related links

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