This document covers the Scenarios tab inside a Broki mortgage file — including how to build pre-approval scenarios, configure sale proceeds and debt payouts, add rate options, include notes, publish to the client portal, and present multiple scenarios side by side.
Sections Covered
1. What the Scenarios Tab Is
2. Creating a Scenario
3. Configuring Mortgage Details
4. Rate Options
5. Down Payment & Sale Proceeds
6. Closing Costs
7. Debt Payouts
8. Notes Section — Pre-Approval Write-Up
9. Internal Notes & Disclaimer
10. Publishing & Sending to the Client
11. What the Client Sees
12. Duplicating Scenarios
13. The Portal Toggle — Hiding Fields from the Client
14. Quick Reference — Where Is That Button?
1. What the Scenarios Tab Is
The Scenarios tab allows you to build detailed pre-approval scenarios and present them side by side in the client's portal. Instead of sending one long email with all your pre-approval notes, clients can see their qualification details, rate options, sale proceeds breakdown, and closing costs all in one organized view.
⚠ The Scenarios tab is for presenting information to clients — it is NOT for underwriting. Do not use this tab to determine what a client qualifies for. You already know the qualification numbers before building the scenario. This is simply a presentation and communication tool.
2. Creating a Scenario
📍 Pipeline → open file → Scenarios tab
Click Create Scenario.
Give the scenario a name that describes the situation (e.g. 'Purchasing with car paid out', 'Without car paid out', 'With 20% down').
Click Create.
The scenario editor opens where you configure all the details.
3. Configuring Mortgage Details
Amortization | Set the amortization period (e.g. 25 years, 30 years). |
Mortgage amount | The maximum mortgage amount the client qualifies for based on your review. |
Down payment | The down payment amount. Can be sourced from sale proceeds, savings, or a combination. |
Max purchase price | The maximum property purchase price based on mortgage amount plus down payment. |
Mortgage default insurance | If the mortgage requires default insurance (CMHC), a field is available to include this. The insured amount will display in the portal. |
4. Rate Options
The Scenarios tab displays a rate grid showing multiple term options and their payments. You can include or exclude any term, and toggle individual fields on or off from the client portal view.
Configuring rates
Rate terms are available for 1, 2, 3, 4, 5-year fixed, and variable.
Remove terms you do not want to present (e.g. 1-year and 2-year are commonly removed).
Add a variable rate term if relevant.
Enter the rate for each term you want to include. Payments calculate automatically.
You do not have to include rates — leave the rate field blank for any term you want to show without a specific rate.
Portal toggle on rate fields
Each field in the scenario has a Portal toggle button.
Clicking the Portal toggle on a field removes it from the client's portal view without deleting it from your scenario.
Use this to show the client only the information that is relevant and helpful — hide anything that might create confusion.
5. Down Payment & Sale Proceeds
If the client is selling a property, you can build a complete sale proceeds breakdown that automatically calculates how much they will have available for their down payment after all deductions.
Sale proceeds inputs
Sale price | The expected sale price of the client's current property. |
Realtor fees | Automatically calculated at 7% and 3% by default. Adjustable if needed. |
Mortgage balance | The remaining balance on the property being sold — deducted from proceeds. |
HELOC balance | Any HELOC balance to be paid out from the sale — deducted from proceeds. |
Prepayment penalty | If there is a penalty for breaking the existing mortgage — deducted from proceeds. |
Additional cash | Any extra savings or investments the client is contributing to the down payment beyond the sale proceeds. |
The system automatically calculates the net sale proceeds after all deductions, adds any additional cash, and shows the total available for down payment. Closing costs and debt payouts are then subtracted to give a final net available amount.
6. Closing Costs
Add the estimated closing costs for the purchase. The system includes common items which you can keep, remove, or add to.
Property transfer tax | Estimated PTT on the new property being purchased. |
Legal fees | Typical range: $1,500–$3,000. |
Appraisal fee | If required for the purchase or the sale. |
Home inspection | Estimated cost for the inspection. |
Title insurance | Typically $150–$300. |
Add Cost button | Add any additional closing cost items not listed by default. |
7. Debt Payouts
If any debts are being paid out as part of the transaction (e.g. a car loan, credit card, line of credit), add them here. They are deducted from the available down payment funds to show the client their true net position.
Click Add Debt Payout.
Give it a label (e.g. 'Car Loan Paid Out').
Enter the amount.
The amount is automatically deducted from the net available funds calculation.
8. Notes Section — Pre-Approval Write-Up
The notes section within the scenario is where you put your full pre-approval write-up — the content that would previously have been one long email. This appears in the client portal when they expand the scenario.
Click the Notes field inside the scenario.
Type your notes or load from a saved email template.
Click the template selector and choose your pre-approval template (e.g. a template covering rate info, down payment requirements, credit score, income structure, closing costs, first-time homebuyer benefits, etc.).
Customize the populated template for the specific client's situation.
Best practice: Build a comprehensive pre-approval notes template that covers all the standard topics — rate factors, down payment rules, first-time homebuyer benefits, closing cost breakdown, and so on. Load it for every pre-approval and then just customize the client-specific parts. This ensures consistency and saves significant time.
9. Internal Notes & Disclaimer
Internal notes | Notes that only you can see — not visible to the client in the portal. Use these to record how you underwrote the scenario or any reminders for yourself about how the numbers were derived. |
Disclaimer | A standard disclaimer is included by default in every published scenario. You can customize it if needed. Always ensure an appropriate disclaimer is in place. |
10. Publishing & Sending to the Client
Publishing a scenario
Click Save Changes on the scenario after configuring it.
Click Publish to make it visible in the client's portal.
Unpublished scenarios remain in your file but are not visible to the client.
Sending an update to the client
Click Update Client.
The module generates a snapshot of the scenario(s) — if multiple are published, both are shown side by side in the preview.
Select or customize the email message from your saved email templates.
Click Send.
Tracking sent updates
Click the eye icon to see how many times an update has been sent to the client — useful if you have an assistant and want to confirm whether the client has already been notified.
11. What the Client Sees
In the client portal, the Scenarios tab shows all published scenarios side by side.
Clients can expand each scenario to see the full notes, rate options with payments, and the sale proceeds breakdown.
Multiple scenarios are displayed simultaneously — clients can compare what they qualify for under different conditions (e.g. with vs. without a car paid out).
The financial summary at the bottom of each scenario shows the full breakdown of sale proceeds, deductions, and net available funds.
12. Duplicating Scenarios
When presenting multiple scenarios (e.g. with car paid out vs. without), the most efficient approach is to duplicate rather than build from scratch.
Click Duplicate on the completed scenario.
Give the duplicate a new name (e.g. 'Without car paid out').
Update only what changes — typically the mortgage amount, purchase price, and debt payouts.
Save Changes and Publish.
Most of the scenario details (sale price, rates, closing costs, notes) stay the same across scenarios — duplication means you only update the differences, which takes just a few minutes.
13. The Portal Toggle — Hiding Fields from the Client
Almost every field in the scenario editor has a Portal toggle. When toggled off, that field is removed from the client-facing view while still being saved in your scenario.
Use the Portal toggle to hide any field that is not relevant or helpful for the client to see.
Common fields to hide: internal rate calculations, fields showing $0 or N/A, or any field that might cause confusion without context.
The toggle does not delete the data — it only controls visibility in the portal.
14. Quick Reference — Where Is That Button?
Button / Feature | Location | What it does |
Scenarios tab | Left sidebar inside a mortgage file | Access all pre-approval scenarios for this file |
Create Scenario | Scenarios tab | Opens the scenario creation form — enter a name and click Create |
Portal toggle | On each field inside the scenario editor | Toggles the field on or off from the client portal view |
Add Cost button | Closing costs section | Add a custom closing cost item not included by default |
Add Debt Payout | Debt payouts section | Add a debt being paid out that deducts from available down payment funds |
Notes section | Inside the scenario editor | Write the full pre-approval content — loads from email templates |
Internal notes | Inside the scenario editor | Private notes only visible to your team — not shown to the client |
Disclaimer | Inside the scenario editor | Standard disclaimer shown to the client — customizable |
Save Changes | Inside the scenario editor | Saves the current scenario configuration |
Publish | On each scenario | Makes the scenario visible in the client portal |
Unpublish | On each published scenario | Removes from portal but keeps in the file |
Duplicate | On each scenario | Creates an identical copy to modify for a different scenario |
Update Client | Scenarios tab | Sends client a notification with a snapshot of their scenarios |
Eye icon | Scenarios tab | Shows how many times an update has been sent to the client |