Can I get a private mortgage with bad credit in Fort McMurray?

Possibly. Private lenders generally focus more on property value and available equity than traditional lenders, but credit history still affects the lender's risk assessment, pricing, and terms.

Can I finance a Fort McMurray property affected by wildfire or flood?

Possibly, but current insurance and complete rebuilding or remediation documentation are essential. Insurance availability can affect the approved loan amount, pricing, or whether financing is available at all.

Are private mortgages a long-term replacement for bank financing?

Usually not. Private mortgages are generally short-term bridges with higher rates and fees than bank mortgages. Borrowers should have a clear exit strategy, such as refinancing with a traditional lender, selling the property, or paying out the loan from another source.

Category: Local Alberta Guides

Private Mortgages in Lloydminster: What Locals Need to Know When the Bank Says No

If you are researching a lloydminster private mortgage, here is what matters most before you apply.

Lloydminster Private Mortgage at a Glance

Used when a bank has declined a mortgage, refinance, or renewal application
Approval is based mainly on property value and available equity, not credit score alone
Funding can often be arranged in days rather than weeks
Common uses include divorce buyouts, debt consolidation, and bridging a home sale
Rates and fees are higher than a bank mortgage, so a clear exit plan matters

Lloydminster Private Mortgage: What to Know

Lloydminster is not a typical Alberta mortgage market.

It is a city of roughly 32,000 people sitting directly on the Alberta–Saskatchewan border, with the provincial line running through the community around 50th Avenue, also known as Meridian Avenue. Lloydminster operates under a unique border agreement and shared-service structure, but the province where your property is located still matters for land titles, mortgage registration, legal procedures, insurance, and enforcement.

That distinction matters when you need financing quickly.

A homeowner on the Alberta side may be dealing with a different land-title system than a homeowner across the street on the Saskatchewan side. Rural properties near Kitscoty, Marwayne, and Paradise Valley bring another layer of complexity.

So, what happens when the bank says no?

For some Lloydminster homeowners, a private mortgage can provide a short-term bridge while they stabilize income, consolidate debt, complete a separation, settle an estate, or prepare to qualify with a traditional lender again.

Why Lloydminster homeowners get declined by banks

Banks like predictable files. Lloydminster’s economy is strong, but local income is not always tidy enough to fit a standard underwriting box.

The city’s economy is supported by:

Oil and gas production
Oilfield services and heavy equipment work
Agriculture and grain production
Trades and contracting
Retail, healthcare, and service businesses
Regional employment serving both Alberta and Saskatchewan

That mix creates opportunity, but it can also create income patterns that banks find difficult to verify.

Common local friction points

Oilfield and trades income can rise and fall with the cycle. A rough year, delayed contracts, layoffs, or reduced hours can affect mortgage qualification even when the homeowner has a long work history.

Owner-operators often show lower taxable income. Fuel, equipment, vehicle, staffing, and other business expenses may be legitimate writeoffs. Unfortunately, those same writeoffs can make bank income calculations look weaker.

Agricultural income is seasonal. A farmer or acreage owner may have strong land equity but uneven annual income, crop timing, livestock revenue, or documentation that does not line up neatly with monthly mortgage payments.

Older homes may fail bank property standards. Lloydminster has plenty of established bungalows, split-level homes, older detached properties, mobile homes, and rural buildings. Deferred maintenance, outdated systems, or condition concerns can cause a bank to hesitate.

Affordable prices can mean thinner absolute equity. Lloydminster is more affordable than Edmonton or Calgary, with the City reporting an average house price of approximately $305,000 in November 2024. That helps buyers, but it can also mean the dollar amount of available equity is smaller when urgent funds are needed.

What is a private mortgage?

A private mortgage is financing secured against real estate and funded by an individual, mortgage investment corporation, or private lending group instead of a major bank or credit union.

Private lenders in Alberta generally focus more heavily on:

The property’s value and marketability
The available equity
The first mortgage and other registered debts
The borrower’s reason for borrowing
A realistic repayment or refinancing plan

This does not mean income and credit are irrelevant. It means a complicated income story may not automatically end the conversation.

At NOW Mortgage, no credit check is required to get started and see your options. That is not a promise of approval. It simply means you can begin with a confidential review instead of waiting for another hard decline.

How much can you borrow?

Depending on the property type, location, condition, and overall application, financing may be available up to 75% loan-to-value (LTV).

For example, a homeowner with a $400,000 property may have a maximum total mortgage position of up to $300,000 before accounting for the existing mortgage, legal fees, lender fees, and other costs.

Actual lending can be lower where there are:

Property condition concerns
Rural access or servicing issues
Acreage or agricultural land
Mobile or manufactured housing
Limited comparable sales
Title complications
A weak or unclear exit strategy

Agricultural and raw-land financing is usually more conservative. NOW Mortgage’s farm financing information notes that agricultural and raw-land properties are commonly considered up to 55% LTV, with higher leverage reviewed case by case.

The Lloydminster border question: which side is the property on?

This is one of the most important local details.

Lloydminster functions as one connected community with shared municipal services, but the Alberta–Saskatchewan boundary still affects property transactions. A home west of the provincial line is handled under Alberta’s land-title and mortgage procedures. A home east of the line is handled under Saskatchewan’s system.

The same issue applies to surrounding farm and acreage properties. A parcel near Kitscoty or Marwayne may involve Alberta registration. A property near the Saskatchewan side, including areas connected to the RM of Wilton, may require Saskatchewan-specific review.

Before approving or registering a private mortgage, the lender and lawyer need to confirm:

The property’s legal description
Which provincial land-title system applies
Existing mortgages, caveats, liens, and judgments
Whether the property is residential, rural, agricultural, or mixed-use
Whether all buildings and improvements are properly addressed
Which lawyer is equipped to complete the registration

Cross-border title questions can take extra time. The border does not make financing impossible, but it does mean that a fast loan still needs careful legal due diligence.

Common reasons Lloydminster homeowners use private financing

Debt consolidation

High-interest credit cards, tax arrears, vehicle loans, and unsecured lines of credit can make monthly cash flow difficult.

A home equity loan in Alberta may allow a homeowner to consolidate several expensive debts into one secured mortgage. The goal should be to reduce immediate pressure and create a plan to return to lower-cost financing, not to keep adding debt indefinitely.

Divorce and separation buyouts

A separation often creates a strict timeline. One spouse may need to buy out the other, refinance the existing mortgage, or remove a former partner from title.

A mortgage for divorce settlement can sometimes provide interim funds while income, credit, or legal documents are still being finalized. NOW Mortgage also works with borrowers who need discreet financing during separation and offers a clear exit strategy when traditional refinancing becomes possible.

Estate settlements

An estate may own a Lloydminster home, acreage, or farm with taxes, repairs, legal expenses, or multiple beneficiaries requiring attention.

Short-term mortgage financing can help with:

Equalizing an inheritance
Paying estate-related expenses
Completing repairs before a sale
Buying out another beneficiary
Preventing a rushed sale under pressure

Agricultural financing

Farmers and acreage owners near Lloydminster may need capital for land, operating expenses, equipment, taxes, or a time-sensitive opportunity.

Agricultural financing in Alberta and Saskatchewan is highly property-specific. Land use, access, buildings, valuation, existing farm debt, and repayment timing all matter.

Reverse mortgages for seniors

Some Lloydminster seniors have substantial home equity but limited retirement income. A reverse mortgage may help with monthly cash flow, debt repayment, home improvements, or aging in place.

You generally remain the homeowner, but you must keep property taxes, insurance, and maintenance current. Interest also accumulates, so the effect on future equity and the estate should be discussed clearly.

Bank vs. private lender: how the timeline can differ

Stage	Traditional bank	Private lender
Initial review	Often several business days or longer	Options may be reviewed quickly
Income verification	Extensive employment, tax, and debt documentation	More flexible review focused on the full situation
Property review	Appraisal and standard property requirements	Appraisal and equity review, with more flexible criteria
Approval	May require multiple underwriting steps	Often streamlined when the file is clear
Closing	Commonly several weeks, depending on complexity	Can sometimes close in days, subject to legal and title work
Best use	Long-term mortgage when income and credit fit	Short-term bridge with a defined exit plan

Fast does not mean careless.

A Lloydminster property still needs a proper valuation, title search, legal registration, and lender approval. A cross-border title issue can add time even when the rest of the application is straightforward.

What does private financing cost?

Private mortgages typically carry higher rates and fees than bank mortgages. That is the honest trade-off for speed, flexible underwriting, and financing during a period when traditional lenders may not be available.

Before committing, ask for a written estimate showing:

Interest rate and payment structure
Lender and broker fees
Legal fees
Appraisal costs
Title insurance, if applicable
Administration or renewal fees
Penalties or costs for early payout
Total funds advanced
Expected balance at maturity

NOW Mortgage’s approach is to provide upfront cost estimates, including all fees, before you commit. The right question is not only “What is the rate?” It is also “What problem will this solve, and how will I exit?”

Your exit strategy matters

Private financing should usually be treated as a short- to medium-term bridge, not a permanent replacement for a bank mortgage.

Your exit strategy might involve:

Refinancing with a bank after rebuilding income history
Paying down credit cards and improving debt ratios
Filing updated tax returns
Completing renovations or repairs
Selling another property
Completing a separation or estate settlement
Waiting for a contract, crop cycle, or business transition to stabilize

If there is no realistic way to repay or refinance the loan, the application deserves a closer look before proceeding.

Lloydminster private mortgage FAQ

Can I apply if my credit is poor?+

Yes, credit challenges do not automatically disqualify you. No credit check is required to get started and see your options, although credit history may still be reviewed as part of the full application.

Can I qualify with oilfield, contract, or self-employed income?+

Possibly. Private financing can be more flexible with contract income, owner-operator income, heavy writeoffs, and variable employment. The property equity and overall repayment plan remain important.

Can I use a private mortgage for a second mortgage?+

Yes. A second mortgage may provide access to equity behind an existing first mortgage. The combined debt must still fit within the property’s value and the lender’s LTV guidelines.

Does a Lloydminster border property take longer to finance?+

It can. The city is interconnected, but the property’s province determines the applicable registration and legal process. Title and land-registration questions may require extra review.

Can I finance a farm or acreage near Lloydminster?+

Potentially. Agricultural and rural properties are reviewed differently from standard urban homes. Land use, buildings, access, valuation, and existing debt all affect the terms.

Is a private mortgage better than a bank mortgage?+

Not automatically. A bank mortgage is usually less expensive for a borrower who qualifies. A private mortgage may be useful when the bank’s timeline or criteria do not fit the situation.

If you are searching for a private mortgage in Edmonton, a private mortgage in Calgary, a bad credit mortgage in Calgary, or a second mortgage in Calgary, the same principle applies: the financing should solve a defined problem and include a credible path forward.

For Lloydminster homeowners, the local economy, property type, and provincial border all belong in that conversation.

Learn how private mortgages work, or start a confidential financing review with NOW Mortgage. There is no obligation to proceed, and you can review your options before making a decision.

September 17, 2026

Second Mortgages in Fort McMurray vs. Calgary: Does Location Change Your Rate?

If you are researching a fort mcmurray second mortgage, here is what matters most before you apply.

Fort McMurray Second Mortgage at a Glance

Lets you access home equity without touching your existing low-rate first mortgage
Approval depends on combined loan-to-value, property type, and your exit strategy
Property type and location can affect your rate as much as your credit profile
Funding is typically faster than refinancing through a bank
Best suited to short- to medium-term needs with a clear repayment plan

Fort McMurray Second Mortgage: What to Know

Short answer: yes, location can change your second-mortgage pricing.

But it is not because a lender sees “Fort McMurray” on the application and automatically adds a penalty. The real issue is risk, resaleability, insurance, market depth, and lender appetite.

That matters more in Fort McMurray than in most Alberta communities.

Fort McMurray is an urban service area of the Regional Municipality of Wood Buffalo, with roughly 70,000 residents. It is the centre of Alberta’s oil-sands economy, with high but cyclical wages, a large rotational workforce, and housing demand that can move sharply with oil prices.

It has also dealt with the lasting lending and insurance effects of the 2016 wildfire and 2020 flood.

So, how does a Fort McMurray second mortgage compare with a second mortgage in Calgary?

The municipal boundary is not the main pricing factor

A lender does not price strictly by city limits.

Instead, the lender looks at:

Loan-to-value (LTV) and combined LTV
The current first-mortgage balance
The property’s appraised value
Property type and condition
How easily the property could be resold
Insurance availability
Wildfire or flood exposure
Your income, credit, and debt situation
Your repayment or refinance plan

That is why two homeowners in Fort McMurray can receive very different offers.

A well-maintained detached home in Thickwood with strong equity and ordinary insurance may receive a reasonable private quote. A condo with building concerns, a property in a higher-risk area, or a home in an outlying community may face a smaller maximum loan and a higher rate.

Location matters because it changes the lender’s risk calculation.

Why Fort McMurray can price differently from Calgary

Calgary has a much larger and more diversified housing market. There are more lenders, more comparable sales, more property types that lenders understand, and generally more competition for strong files.

Fort McMurray is different.

The local market includes:

Older detached homes in Thickwood and other established neighbourhoods
Townhomes and condos in Timberlea, Eagle Ridge, Parsons Creek, and elsewhere
Newer suburban housing
Properties connected to rotational or oil-sands employment
Outlying communities such as Anzac, Saprae Creek, Gregoire Lake, and Fort McKay

That variety is not automatically a problem. It simply means the appraisal and property details matter a lot.

Fort McMurray also has some of the highest housing costs of any non-metropolitan Alberta community. Prices have swung hard over the years as oil prices, construction activity, and workforce demand changed.

Some owners bought during a boom and may still owe more than the property is worth today. Others bought after the correction and have built genuine equity.

Those two borrowers are not in the same lending position, even if they live a few streets apart.

The main rate drivers for a second mortgage

1. Loan-to-value and combined LTV

The lender combines your first mortgage and the proposed second mortgage.

For example:

Home value: $480,000
First mortgage: $300,000
Proposed second: $60,000
Total secured debt: $360,000
Combined LTV: 75%

That is a much more comfortable file than a property valued at $620,000 with $520,000 already owing.

NOW Mortgage may consider private mortgage options with LTVs up to 75%, depending on the property and the overall file. Some private lenders may go higher in specific circumstances, but higher LTV usually means higher rates, higher fees, or both.

2. Property type and resaleability

A lender is not only asking, “What is this home worth today?”

They are also asking, “Could we sell it if the borrower cannot repay?”

Detached homes in established Fort McMurray neighbourhoods may be easier to understand and resell than:

A remote acreage
A property with unusual construction
A condo with a weak reserve fund
A building facing litigation or a special assessment
A home with insurance complications
A property in an outlying community with fewer buyers

A lower-risk, easy-to-resell property generally gives you more lender options.

3. Insurance, wildfire, and flood exposure

Insurance availability can narrow the lender pool before your credit score even becomes the main issue.

The Fort McMurray wildfire and flood history does not mean every local home is unfinanceable. It does mean lenders and insurers may look more closely at:

The specific neighbourhood
Prior claims
Flood-zone exposure
Fire protection and access
Whether appropriate coverage is available
The terms and exclusions in the insurance policy

If a property is difficult to insure, some conventional and alternative lenders may decline it. A private lender may still consider it, but usually at a higher cost and with a more conservative LTV.

4. Your first mortgage

Your current first mortgage matters in two ways.

First, it determines how much equity is left for a second charge.

Second, its interest rate affects whether a second mortgage makes sense at all.

If your first mortgage has a very attractive rate, replacing the whole mortgage may trigger a large penalty and reprice your entire balance. A second mortgage lets you leave that first mortgage in place and pay the higher rate only on the new money.

That is often the reason a second is useful.

It is not always the cheapest option, though. A refinance, renewal strategy, HELOC, or home equity loan in Alberta may be better depending on your timing and qualification.

Fort McMurray vs. Calgary: three realistic scenarios

The following examples are illustrations only. Actual pricing depends on the appraisal, lender, property, fees, and complete application.

Borrower	Property value	First mortgage	Possible room at 80% combined LTV	Lending picture
Fort McMurray, bought during a boom	$620,000	$520,000	None	Very high existing leverage; a second may be unavailable or limited to a high-cost private option
Fort McMurray, bought after the correction	$480,000	$300,000	$84,000	Real equity and a standard property may attract more lender options
Calgary homeowner	$450,000	$300,000	$60,000	Similar equity position, but often more lender competition and resale depth

The key point is easy to miss: the Fort McMurray address does not decide the outcome by itself.

The first Fort McMurray borrower has almost no usable equity at an 80% combined LTV. The second has substantial room. The Calgary borrower sits between them, with a larger urban lender market helping the file.

Worked example: what a Fort McMurray second can cost

Suppose a Fort McMurray homeowner has:

Appraised value: $480,000
Existing first mortgage: $300,000
Second mortgage: $60,000
Combined LTV: 75%
Illustrative interest rate: 11.99%
Term: 12 months
Payment type: interest-only

Estimated interest:

$60,000 × 11.99% = $7,194 per year
Monthly interest-only payment: approximately $599.50

Now add typical transaction costs:

Lender fee at 2%: $1,200
Appraisal and legal costs: approximately $2,000
Total estimated cost over 12 months: about $10,394

If fees are deducted from the advance, the homeowner may receive less than $60,000 in cash. That is why the quoted rate is only part of the story.

Ask for the complete written estimate, including:

Interest
Lender fee
Broker fee
Legal fees
Appraisal cost
Renewal or discharge costs
Whether the loan is open or closed
The exact amount you receive

Transparent pricing matters more than a catchy rate.

When a second mortgage is the wrong move

A second mortgage can solve a short-term problem. It can also turn a manageable unsecured debt problem into a secured debt problem tied to your home.

It may be the wrong move if:

There is no realistic exit strategy
You are borrowing only to cover ongoing monthly shortfalls
A consumer proposal or other debt solution would better address the problem
The required amount is too small to justify appraisal and legal costs
The property has less equity than you expect
You are relying on oil prices or future house appreciation to save the plan
A refinance or mortgage renewal is only a few months away
The payment is affordable only if everything goes perfectly

A private mortgage should have a clear purpose and a clear finish line.

That finish line might be:

Selling the property
Refinancing into a bank or B-lender mortgage
Receiving funds from an estate settlement
Completing a debt-consolidation plan
Resolving a divorce or separation settlement
Returning to qualifying income after a temporary work disruption

If the plan is simply “we will figure it out later,” pause before signing.

What about bad credit, rotational work, or oil-sands income?

Fort McMurray’s workforce can include shift workers, contractors, commission earners, self-employed tradespeople, and employees with income tied to overtime or site rotations.

A bank may have trouble fitting that income into a standard approval model. A private lender may focus more heavily on the property’s equity and marketability.

That does not make every file approvable. It does mean a bank decline is not necessarily the end of the conversation.

The same principle applies to someone searching for a bad credit mortgage in Calgary or a private mortgage in Edmonton: the lender still needs enough security and a reasonable repayment plan.

Fort McMurray second-mortgage FAQ

Are second-mortgage rates higher in Fort McMurray than Calgary?+

They can be. Fort McMurray files are more likely to face limited lender appetite when the property has insurance, wildfire, flood, rural, or resale concerns. A strong, standard property with substantial equity may still receive competitive private pricing.

Can I get a second mortgage in Anzac, Saprae Creek, Gregoire Lake, or Fort McKay?+

Possibly, but the property type, road access, appraisal, insurance, servicing, and resale market will matter heavily. Outlying communities may have fewer lenders than a standard Fort McMurray detached home.

Can a second mortgage help with debt consolidation?+

Yes. A debt consolidation mortgage in Edmonton, Calgary, or Fort McMurray may replace multiple high-interest payments with one secured loan. Compare the full cost carefully and avoid borrowing again after consolidation.

Can I use one for a divorce or estate settlement?+

Potentially. NOW Mortgage works with situations involving a mortgage for divorce settlement, separation, death, and estate-related timing issues. The property value, ownership, legal documents, and exit plan all need to be reviewed.

Does NOW Mortgage offer other Alberta mortgage solutions?+

Yes. Depending on the property and situation, options may include private first and second mortgages, refinancing, agricultural financing, and reverse mortgages. You can learn more about private mortgages, divorce and separation financing, agricultural financing in Alberta, or reverse mortgage questions.

The bottom line

Fort McMurray location can affect your second-mortgage rate more than a Calgary address: but not because the municipality has a fixed surcharge.

It comes down to equity, property quality, insurance, marketability, first-mortgage balance, borrower circumstances, and the strength of your exit plan.

Before accepting an offer, compare the total cost against:

A refinance
A HELOC
A renewal strategy
A home equity loan
A sale
Other debt-relief options

NOW Mortgage provides upfront estimates so you can understand the cost before committing. Start with a pre-qualification and review the numbers based on your actual Fort McMurray or Calgary property.

September 17, 2026

Private Mortgages in Fort McMurray: What Locals Need to Know When the Bank Says No

If you are researching a fort mcmurray private mortgage, here is what matters most before you apply.

Fort McMurray Private Mortgage at a Glance

Used when a bank has declined a mortgage, refinance, or renewal application
Approval is based mainly on property value and available equity, not credit score alone
Funding can often be arranged in days rather than weeks
Common uses include divorce buyouts, debt consolidation, and bridging a home sale
Rates and fees are higher than a bank mortgage, so a clear exit plan matters

Fort McMurray Private Mortgage: What to Know

Fort McMurray is not an ordinary Alberta housing market.

As the urban service area of the Regional Municipality of Wood Buffalo, it is home to roughly 70,000 people and serves as the centre of Canada’s oil sands. Local incomes can be excellent, but they can also be highly cyclical. Rotation schedules, contractor work, shutdowns, camp pay, and oil-price swings can make a strong household look “unusual” on a bank application.

Then there are the property-specific challenges. The 2016 wildfire and 2020 flood still affect insurance availability, lender appetite, rebuilding records, and buyer confidence in some neighbourhoods.

So what happens when the bank says no, but you still have equity?

A private mortgage in Fort McMurray may provide a short-term bridge. It is not a cheaper replacement for a traditional mortgage. It is a flexible financing tool that can help you protect your home, consolidate debt, complete a buyout, or create time for a better long-term solution.

Why Fort McMurray borrowers get declined

A bank may decline a Fort McMurray homeowner for reasons that have little to do with the actual value of the property.

Common friction points include:

Oil sands income is discounted: Banks may not count all overtime, bonuses, living-out allowances, camp pay, or rotational income.
Contractor and owner-operator writeoffs: Your business may generate healthy cash flow, but tax deductions can reduce the income shown on your Notice of Assessment.
Rotation schedules: A two-weeks-on, two-weeks-off schedule can look less predictable to an automated underwriting system.
Past credit problems: Missed payments, a consumer proposal, bankruptcy, or high unsecured debt may block a conventional approval.
Peak-market purchases: Some homes bought during an oil-price boom may no longer appraise high enough to support the current mortgage balance.
Insurance complications: A lender may not advance funds if suitable property insurance is unavailable or if the home has unresolved wildfire or flood documentation.

Fort McMurray’s housing market can run hot and cold with the energy cycle. That matters when a borrower bought at the top of the market, needs to refinance, and discovers that the current appraisal does not match the old mortgage balance.

How a private mortgage looks at your file

Traditional banks focus heavily on income, credit score, debt ratios, and standardized employment history.

Private lenders in Alberta usually place more weight on:

The property’s current market value
Your available equity
Property type and condition
The requested loan-to-value ratio
A realistic repayment or refinance plan
Insurance and legal acceptability

At NOW Mortgage, financing may be available up to 75% loan-to-value, depending on the property type, location, condition, and overall strength of the application. That is not an automatic promise. A home in a standard, well-insured neighbourhood may receive different treatment from a flood-exposed property, acreage, rental, or property with a complex rebuild history.

You can also get started without a credit check to see what options may be available. A credit review and full underwriting may still be required before funding, but the initial conversation does not need to begin with a hard inquiry.

Wildfire, flood, and insurance are real lending issues

The 2016 Horse River wildfire destroyed or permanently damaged approximately 2,579 dwellings: about 10% of Fort McMurray’s housing stock, according to Regional Municipality of Wood Buffalo reporting.

The 2020 ice-jam flood affected more than 1,200 structures and required evacuations in areas including downtown Fort McMurray, Waterways, Draper, and Taiga Nova Industrial Park. RMWB’s flood-mitigation information also identifies ongoing planning considerations for areas such as Ptarmigan Court.

This history does not automatically make a property unfinanceable. It does mean the file may require more careful review.

A lender or insurer may ask for:

Current home insurance confirmation
Details of prior damage and remediation
Rebuild permits or completion records
An updated appraisal
Flood-zone or municipal documentation
Confirmation that the property is insurable on closing

In some cases, insurance availability affects approval outright. If the property cannot obtain suitable coverage, a lender may reduce the loan amount, require additional equity, increase pricing, or decline the application. That is not a technicality. It is one of the most important Fort McMurray-specific issues to address early.