Mortgage Services
Your income is real. Getting approved shouldn't require proving it ten times over.
Get StartedThe Problem
Most A-lenders want two years of T4s and a tidy employment letter. When you're self-employed, that's not your reality. You take write-offs: equipment, home office, vehicle, meals, and those deductions reduce your taxable income. That's smart tax planning. But it's the same income the bank uses to decide how much they'll lend you.
The good news: not all lenders work the same way. Some specialize in self-employed files and will use a stated income approach, meaning a reasonable estimate of what you actually earn, backed up by business financials rather than personal tax returns alone. Others look at your two-year average of net income plus add-backs for depreciation and other non-cash deductions.
My job is to find the lender whose criteria fits your specific situation, not to jam your file into the wrong box and hope for the best.
What Matters
01
Most lenders want to see two years of self-employment history. Some will go with one year under the right circumstances, usually with a strong credit profile and solid down payment.
02
Your personal tax returns from the past two years are typically required, along with your NOAs confirming CRA received them. The numbers don't have to be high, but they do have to be filed.
03
If you operate through a corporation or holding company, lenders will want to see your corporate tax returns and financial statements. A year-end prepared by an accountant carries more weight than internal records.
04
A larger down payment gives lenders more comfort on a self-employed file. At 20% or more, you have access to conventional (uninsured) mortgages and a wider pool of lenders.
05
A strong credit history partially offsets the complexity of self-employed income. If your score is above 680, you have good options. Above 720, even better.
Right for You
You're a good fit for a self-employed mortgage if any of these apply:
You've been self-employed for at least two years
You own a corporation or holding company
Your personal income on paper looks lower than what you actually draw
You've been declined by your bank but your business is doing well
You're a contractor, consultant, or professional with irregular income
You have a strong down payment but complex income documentation
Get Started
Not sure if this applies to your situation? One call usually gives you a clear answer.
