Do Mortgage Brokers Need an AFS License?

Ask any seasoned mortgage broker, and they will tell you there is more to this job than matching clients with home loans. It is a profession that straddles finance, trust, and strategy. But as the industry evolves, so do the rules that govern it. One key regulatory point that often catches brokers off guard involves the AFS license and its implications.

For most, it might seem like something only financial planners or investment advisers need to worry about. But when mortgage advice starts to brush up against broader financial territory, that license can suddenly become very relevant.

The Licensing Landscape

At its core, the Australian Financial Services (AFS) license gives individuals or companies the green light to provide financial services. That includes giving advice on financial products, dealing in those products, or managing investment schemes. Mortgage brokers, on the other hand, typically work under an Australian Credit License (ACL), which covers credit assistance, things like helping a client apply for a loan or suggesting suitable credit contracts.

The two might seem worlds apart, but they can overlap in practice. A broker offering guidance that touches on insurance products, superannuation, or investment-linked offset accounts, for instance, might unknowingly be stepping into financial services territory.

When Mortgage Brokers Might Require an AFS License

In day-to-day practice, most brokers stick to arranging home loans, liaising with lenders, and helping clients secure financing. All squarely within the scope of an ACL. But let’s say a client starts asking about how to protect their mortgage with an income protection policy. Or maybe they want to know whether parking extra funds in a managed fund could work better than an offset account.

If the broker goes beyond a simple referral and starts making product-specific suggestions, even with the best intentions, they may be giving financial product advice. That is not just a technicality but a regulatory shift. At that point, an AFS license becomes a legal requirement.

Then there are referral partnerships. Many brokers collaborate with financial advisers or insurance reps and earn a fee for each client referred. Generally, that is fine as long as the broker does not step into advisory mode or promote a particular product too enthusiastically.

Compliance Considerations and Professional Liability

Working outside your licensed scope is not something regulators turn a blind eye to. The Australian Securities and Investments Commission (ASIC) takes these matters seriously. Breaching licensing obligations, be it knowingly or not, can land a broker in deep water, with penalties ranging from fines to formal enforcement action.

Beyond the legal side, there is a reputational cost too. Clients trust brokers to guide them within their area of expertise. Offering advice you are not licensed to give does not just expose you to regulatory risk but can erode trust and damage long-term relationships. Even if your business model never calls for an AFS license, being crystal clear about the services you do offer is critical. Set expectations early, communicate boundaries, and refer when in doubt.

Strategic Partnerships and Alternative Solutions

That said, some brokers are eager to offer more holistic financial services. Maybe you want to integrate risk insurance, or provide a more comprehensive financial strategy for clients. In that case, securing an AFS license could be a smart move. It allows you to expand your services lawfully and gives clients added confidence that they’re dealing with someone who’s properly authorised to help.

For others, working under the umbrella of a larger license holder might make more sense. Aggregators or dealer groups with both ACL and AFS licenses often allow brokers to become authorised representatives. That setup provides broader flexibility without taking on the full weight of licensing and compliance yourself.

Final Thoughts

Mortgage broking in Australia is more regulated than ever, and with good reason. Consumers deserve clear, compliant, and trustworthy advice. For brokers, that means understanding exactly what your license allows, and what it doesn’t.

You don’t need an AFS license to arrange home loans. But if your advice starts drifting into investment, insurance, or other financial products, it’s time to reassess. Better to be safe and structured than to risk your business on a well-meaning but misjudged conversation.