Find the best 2-year fixed mortgage rate

The '2' in a 2-year mortgage rate represents the term of the mortgage, not to be confused with the amortization period. The term is the length of time you lock in the current mortgage rate, while the amortization period is the amount of time it will take you to pay off your mortgage. The term acts like a reset button on your mortgage, at which point you must renew the mortgage at a rate available at the end of the term. A mortgage might, for example, have a 2-year term and a 25-year amortization period.

When the mortgage rate is 'fixed', it means that the rate (%) is set for the duration of the term, whereas with a variable mortgage rate, the rate fluctuates with the market interest rate, known as the 'prime rate'. So, for example, if the 2-year fixed mortgage rate is 4%, then you will pay 4% interest throughout the term of the mortgage.

It's worth noting that all borrowers, even those applying for a 2-year term, will need to meet the standards of approval for the 5-year mortgage rate. This is a standardized benchmark applied to reduce the risk for the lender and to give the borrower some breathing room.

While variable-rate mortgages are generally not available in 2-year terms, you can certainly get a 2-year fixed-rate mortgage. In fact, numerous lenders including the Big 5 Banks, credit unions and smaller banks all offer 2-year fixed-rate mortgage products. For a full range of 2-year fixed mortgage rates from a wide variety of providers, check out our rate table above. It’s updated throughout the day, ensuring that you’re always seeing the best and most current 2-year fixed mortgage rates on offer.

A 2-year fixed-rate mortgage is definitely worth it if you want the security of having fixed, unchanging mortgage payments for a relatively short period of time. Much of this has to do with your appetite for risk, and whether you are optimistic or pessimistic about the near-term future of mortgage rates. 

For example, if you are one of the many Canadians who were alarmed by the Bank of Canada’s eight successive rate hikes from March 2, 2022 to January 25, 2023, you may want a fixed mortgage rate right now to protect yourself from potential rate increases. However, you may also have seen that the Bank of Canada chose to hold its target for the overnight rate steady in its most recent March 8 announcement, and that the Bank has committed to a rate hold stance for the foreseeable future so long as inflation continues to trend downward. 

It’s not unreasonable to think that if inflation keeps declining and then comes in line with the Bank of Canada’s goal of 2-3%, there could then be rate cuts. However, given that the latest Consumer Price Index figures from February show inflation is still at 5.2%, it’s also not unreasonable to think that it may be at least a year before the rate of inflation has declined enough for the central bank to consider lowering the target for the overnight rate. Many experts believe that rates could come down in 2024 and into 2025. If you share this belief, a 2-year fixed-rate mortgage makes a lot of sense, as it offers protection without locking you in for too long.

As with any mortgage term, at the end of your 2-year mortgage term, you can renew your mortgage with your existing lender, or switch lenders to get a more desirable mortgage product. Since you will already have had to qualify for your 2-year fixed-rate mortgage at the same standards you would have needed to qualify for a 5-year fixed-rate mortgage, provided you renew with your existing lender, you can do so without re-qualifying (as long as you’ve been making your mortgage payments regularly and are in good standing with your lender). Should you choose to switch to another lender and seek a 5-year fixed-rate mortgage with them, you will need to submit an entirely new mortgage application. 

If you feel like you need to convert your mortgage from a 2-year term to a 5-year term before the initial 2-year term is done, you risk breaking your mortgage and incurring substantial penalties. Unless you absolutely need to, it’s generally not advisable to take this step. However, if you must do so, you may be able to negotiate an agreement with your current lender, depending on the terms of your original mortgage contract.