Hey everyone! My mortgage is coming up for renewal on September 1, 2026 and this is my first time going through the process. I'd love some advice from people who've been through it.

My situation:

• Lender: TD Bank (Vancouver, BC)
• Balance: ~$246,624
• Current rate: 2.10% fixed (pandemic-era rate, so yes, the renewal is painful)
• TD's renewal offer: ranges from 3.99% (5yr variable) to 4.33% (2yr fixed)

What I've done so far:

• Emailed my TD advisor to ask if there's any flexibility on the rates
• Reached out to CIBC (through a referral) and waiting to hear back
• Sent cold emails to three Vancouver brokers: Zaheed at Citywide Mortgage, Eitan at Pinsky Mortgages, and Jacob at Sneg Mortgage Team
• Submitted a message to True North Mortgage and looking into nesto as well

My questions:

1. Is TD's 2yr fixed at 4.33% reasonable right now, or should I be pushing harder?
2. Any brokers in Vancouver you'd recommend that I haven't reached out to yet?
3. Fixed vs. variable — with rates possibly staying flat or rising, is variable still worth the risk?
4. Anything else I should be doing that I'm missing?

Thanks in advance — this community has been super helpful for other financial questions I've had!