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Record keeping requirements for mortgage administrators, brokers and lenders : FINTRAC's compliance guidance

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

This guidance outlines certain record keeping requirements for mortgage administrators, brokers, and lenders.

You have additional record keeping requirements that are detailed in the following guidance:

Note: Throughout this guidance, references to dollar amounts (such as $10,000) are in Canadian dollars unless otherwise specified.

In this guidance

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1. What records must I keep and what must they contain

You must keep the following records:

Note:

When you are required to keep records about your clients, you should be as descriptive as possible.

Being descriptive when recording the nature of the principal business or occupation of a client will help determine whether a transaction or activity is consistent with what would be expected for that client.

For example:

A copy of every report sent to FINTRAC

You must keep a copy of every report that you submit to FINTRAC as a record. Each has a retention period.

When you submit a:

Retention: You must keep a copy of the report for at least 5 years after the day it was submitted.

When you submit a:

Retention: You must keep a copy of the report for at least 5 years from the date it was created.

Large cash transaction records

You must keep a large cash transaction record when you receive $10,000 or more in cash.

If you authorize a person or an entity to receive funds on your behalf, and that person or entity receives $10,000 or more in cash in accordance with the authorization, you are deemed to have received the amount when it is received by the person or entity, and you must keep a large cash transaction record.

Note: This requirement is subject to the 24-hour rule.

A large cash transaction record must include:

Retention: At least 5 years from the date the large cash transaction record was created.

Large virtual currency transaction records

You must keep a large virtual currency transaction record when you receive virtual currency in an amount equivalent to $10,000 or more.

If you authorize a person or an entity to receive virtual currency on your behalf, and that person or entity receives virtual currency in an amount equivalent to $10,000 or more in accordance with the authorization, you are deemed to have received the virtual currency when it is received by the person or entity, and you must keep a large virtual currency transaction record.

Note: This requirement is subject to the 24-hour rule.

A large virtual currency transaction record must include:

Retention: At least 5 years from the date the large virtual currency transaction record was created.

Receipt of funds records

When you receive funds in any amount in connection with a mortgage on real property or a hypothec on immovables, you must keep a receipt of funds record that includes:

If the receipt of funds record is in respect of an entity that is a corporation, you must also keep a copy of the part of its official corporate records that contains provisions relating to the power to bind the corporation regarding the transaction. This could be found in for example:

Retention: At least 5 years from the date the receipt of funds record was created.

Information records

Mortgage administrator: You must keep an information record on every person or entity for which you service a mortgage agreement on real property or a hypothec agreement on immovables.

Mortgage brokers: You must keep an information record on every person or entity for which you arrange a loan secured by a mortgage on real property or by a hypothec on immovables.

Mortgage lenders: You must keep an information record on every person or entity to which you provide a loan secured by a mortgage on real property or by a hypothec on immovables, or from which you raise funds for such a loan.

If you have multiple clients for a transaction, then an information record must be kept about each client.

An information record must include:

If the information record is in respect of an entity that is a corporation, you must also keep a copy of the part of its official corporate records that contains provisions relating to the power to bind the corporation regarding the transaction. This could be found in for example:

Retention: At least 5 years from the day the last business transaction was conducted.

Mortgage loan records

When you provide a loan secured by a mortgage on real property or by a hypothec on immovables, you must keep a record of:

Retention: At least 5 years from the date the record was created.

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2. What are my responsibilities when maintaining records

In order to comply with your record keeping requirements, you must keep records in such a manner that they can be provided to FINTRAC within 30 days of a request. The records may also be requested through a judicial order by law enforcement to support an investigation of money laundering or terrorist activity financing. A record (or a copy) may be kept in a machine-readable or electronic form, so long as a paper copy can easily be produced.

Employees who keep records for you are not required to keep them after their employment ends. The same is true for persons in a contractual relationship with you, when the contractual relationship ends, they no longer have to keep records for you. You have to obtain and keep the records that were kept for you by an employee or contractor before the end of the person’s employment or contract.

There may be situations where you are required to keep records for purposes other than complying with your obligations under the Proceeds of Crime (Money Laundering) and Terrorist Financing Act. For example, a federal or provincial regulator may require you to keep records in addition to those described in this guidance. If this is the case, you must still meet the requirements described in this guidance. For example, the retention period for your records can be longer than what is described, but it cannot be shorter.

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3. What are the exceptions to the record keeping requirements

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.

For example, when you keep a copy of a large cash transaction report you may choose to use this as your large cash transaction record for the same transaction, so long as all of the information that would otherwise be kept in the large cash transaction record is captured within the report. Any requirement related to keeping the large cash transaction record would still apply, such as verifying identity.

Clients who are financial entities, public bodies, and very large corporations or trusts

You are not required to keep a large cash transaction record, a large virtual currency transaction record, or a receipt of funds record if the cash, virtual currency or funds is received from a client that is a financial entity or a public body, or a person who is acting on behalf of a client that is an financial entity or public body.

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For assistance

If you have questions on your requirements, please contact FINTRAC by email at guidelines-lignesdirectrices@fintrac-canafe.gc.ca.

Date Modified: